Carmine Collection

1 filed transactions · District 21 · RCR

Median, per square foot

2,243 psf

The one filed sale

$2,243 psf
S$5,000k, once

Freehold · 1 filed transaction

S$5,000k

Filed price

Filed transaction

—

No range from one sale

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $5,000,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

The transactions behind those figures1 of 1

Nothing modelled — these are the filed sales.

207.1 sqmSemi-detached · Resale · 2022-01

S$5,000,000$2243 psf

One filed sale is not a range. Everything above rests on a single transaction, so there is no cheapest and dearest to report and no spread to read. It is what was filed here, once, over the period shown — not a level this address trades at. The nearby sales below are the wider evidence.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 21, typical project+8.5%

Middle of 6 projects in District 21 that clear the bar — half fall between +3.5% and +10.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 21, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,940	1,526
06-10	S$2,097	997
11-15	S$2,457	382
16-20	S$2,582	276
21-25	S$2,642	185

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Beauty World

990m

Primary schools within 1km

nearest 212m

Primary schools · straight-line distance

Bukit Timah Primary School212m
Pei Hwa Presbyterian Primary School944m

4 more between 1km and 2km

Keming Primary School1.7km
Methodist Girls' School (Primary)1.7km
Bukit View Primary School1.9km
Nan Hua Primary School2.0km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Beauty World990m
King Albert Park1.7km

Also nearby

Hawker centreBukit Timah Interim Hawker Centre and Market985m
ParkEng Kong Place FC135m
Other schoolsMethodist Girls' School (Secondary)1.7km

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Carmine CollectionStraight-line, not walking — what sits between two points is in no dataset here.

10projects within 300m

$1,435–$2,137the middle half, per sq ft

$1,676median of those sales

From 60 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Landed · Lorong Kismis	187m	2026-04	—	230 sqm	$396
Landed · Eng Kong Garden	179m	2026-02	—	184 sqm	$2,700
Landed · Eng Kong Garden	179m	2026-01	—	342 sqm	$1,798
Landed · Lorong Kismis	187m	2025-12	—	405 sqm	$1,639
Eng Kong Green	153m	2025-11	01-05	78 sqm	$1,608
Eng Kong Green	153m	2025-11	01-05	78 sqm	$1,465
Landed · Eng Kong Place	114m	2025-08	—	299 sqm	$1,676
Landed · Eng Kong Garden	179m	2025-08	—	338 sqm	$2,063
Landed · Eng Kong Road	39m	2025-05	—	252 sqm	$2,230
Landed · Lorong Kismis	187m	2025-05	—	246 sqm	$2,232
Golden Rise Estate	214m	2025-04	—	256 sqm	$1,851
Kismis Residences	158m	2024-11	—	203 sqm	$2,774
Eng Kong Green	153m	2024-09	—	216 sqm	$2,249

The 13 most recent are listed, out of 60 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-11-27	217m	268° W	3 storeys	Proposed reconstruction to a 3-storey envelope control corner terrace dwelling house with an attic (bukit timah planni…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$5,000,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$5,000,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$111,800

Cash in handS$4,505,784

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.