Caspian

116 filed transactions · District 22 · OCR

Median, per square foot

1,380 psf

Observed range

$961 — $1,719 psf
S$1,642k median price

99 yrs lease commencing from 2008 · 116 filed transactions

▲ 7.3% vs 12 months ago

S$1,642k

Median price

116

Filed transactions

55%

Spread, low to high

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 $1,641,500Loan, 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

Median price by month24 months with a sale

May '24 · S$1,510kAug '26 · S$2,628k

The transactions behind those figures20 of 116

Nothing modelled — these are the filed sales.

142 sqm · floor 06-10Condominium · Resale · 2026-08

S$2,628,000$1719 psf

115 sqm · floor 01-05Condominium · Resale · 2026-07

S$1,950,000$1575 psf

138 sqm · floor 01-05Condominium · Resale · 2026-06

S$2,055,000$1383 psf

93 sqm · floor 06-10Condominium · Resale · 2026-06

S$1,635,000$1633 psf

121 sqm · floor 01-05Condominium · Resale · 2026-06

S$2,060,000$1582 psf

115 sqm · floor 16-20Condominium · Resale · 2026-05

S$2,000,000$1616 psf

93 sqm · floor 11-15Condominium · Resale · 2026-03

S$1,560,000$1558 psf

165 sqm · floor 16-20Condominium · Resale · 2026-03

S$2,850,000$1605 psf

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+10.1%

Floors 16+ against floors 1–5, Caspian only. Median S$1,423 psf up top from 12 sales, S$1,293 psf low down from 40.

District 22, typical project+6.6%

Middle of 10 projects in District 22 that clear the bar — half fall between +2.8% and +10%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 22, 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$1,363	365
06-10	S$1,369	396
11-15	S$1,510	342
16-20	S$1,502	164
21-25	S$1,137	21
26-30	S$2,022	13
31-35	S$1,949	16

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

Lakeside

293m

Primary schools within 1km

nearest 455m

Primary schools · straight-line distance

Rulang Primary School455m
Lakeside Primary School495m
Boon Lay Garden Primary School547m
Shuqun Primary School669m

2 more between 1km and 2km

Corporation Primary School1.5km
Jurong Primary School1.8km

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

Lakeside293m
Boon Lay1.4km
Chinese Garden1.6km

Also nearby

Hawker centreBoon Lay Place Blk 221A/B (Boon Lay Place Market and Food Village)662m
ParkLakeside Grove Fitness Corner349m
Other schoolsYuan Ching Secondary School311m

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 CaspianStraight-line, not walking — what sits between two points is in no dataset here.

4projects within 300m

$1,047–$1,394the middle half, per sq ft

$1,193median of those sales

From 80 filed sales — the 20 most recent at each project, which is all this index keeps. 4 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
The Lakefront Residences	101m	2026-08	11-15	93 sqm	$1,808
Parc Vista	220m	2026-08	01-05	100 sqm	$1,026
Parc Vista	220m	2026-08	01-05	145 sqm	$1,108
Lakepoint Condominium	289m	2026-08	01-05	85 sqm	$1,047
Lakepoint Condominium	289m	2026-08	06-10	206 sqm	$825
Parc Vista	220m	2026-07	11-15	119 sqm	$1,193
Parc Vista	220m	2026-07	06-10	98 sqm	$1,185
Lakepoint Condominium	289m	2026-07	06-10	206 sqm	$821
The Lakefront Residences	101m	2026-06	06-10	113 sqm	$1,809
Parc Vista	220m	2026-06	06-10	98 sqm	$1,136
Lakepoint Condominium	289m	2026-06	01-05	206 sqm	$784
The Lakefront Residences	101m	2026-05	01-05	46 sqm	$1,666
Lakeholmz	133m	2026-05	06-10	141 sqm	$1,351
The Lakefront Residences	101m	2026-04	11-15	67 sqm	$1,920
The Lakefront Residences	101m	2026-04	11-15	113 sqm	$1,783
Lakeholmz	133m	2026-04	01-05	116 sqm	$1,305
Lakeholmz	133m	2026-04	11-15	122 sqm	$1,302
Lakeholmz	133m	2026-04	06-10	140 sqm	$1,389
The Lakefront Residences	101m	2026-03	11-15	94 sqm	$1,797
The Lakefront Residences	101m	2026-03	01-05	131 sqm	$1,663
The Lakefront Residences	101m	2026-03	06-10	46 sqm	$1,672

The 21 most recent are listed, out of 80 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.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

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$1,642,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,642,000

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$38,596

Cash in handS$1,220,988

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.