Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
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 23, typical project+9.9%
Middle of 17 projects in District 23 that clear the bar — half fall between +3.4% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 23, 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$1,488
1,063
06-10
S$1,558
968
11-15
S$1,617
663
16-20
S$1,659
402
21-25
S$1,693
347
26-30
S$1,838
128
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.
Where the money actually goes
Drag the sale price. Everything moves.
Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$2,350,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$2,350,000
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$54,030
Cash in handS$1,913,554
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%.