Cerelia Vista

2 filed transactions · District 19 · OCR

Median, per square foot

655 psf

Observed range

$625 — $686 psf
S$3,215k median price

Freehold · 2 filed transactions

S$3,215k

Median price

Filed transactions

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 $3,215,000Loan, 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

Median price by month2 months with a sale

Feb '22 · S$3,080kApr '23 · S$3,350k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

454 sqmStrata Terrace · Resale · 2023-04

S$3,350,000$686 psf

458 sqmStrata Terrace · Resale · 2022-02

S$3,080,000$625 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—

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 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, 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$1,519	1,912
06-10	S$1,566	1,301
11-15	S$1,575	1,203
16-20	S$1,691	520
21-25	S$2,586	52

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

Bartley

861m

Primary schools within 1km

nearest 299m

Primary schools · straight-line distance

Paya Lebar Methodist Girls' School (Primary)299m

5 more between 1km and 2km

Maris Stella High School1.1km
Xinghua Primary School1.2km
Yangzheng Primary School1.6km
Zhonghua Primary School1.8km
Cedar 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

Bartley861m
Serangoon905m
Kovan1.1km

Also nearby

Hawker centreHougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)948m
ParkLorong Ong Lye Park509m
Other schoolsPaya Lebar Methodist Girls' School (Secondary)304m

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

17projects within 300m

$1,194–$1,706the middle half, per sq ft

$1,498median of those sales

From 117 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
The Minton	295m	2026-08	11-15	113 sqm	$1,759
The Minton	295m	2026-08	11-15	65 sqm	$1,351
The Minton	295m	2026-08	01-05	123 sqm	$1,749
The Minton	295m	2026-08	06-10	91 sqm	$1,593
Place-8	104m	2026-07	—	305 sqm	$1,066
Suites @ Paya Lebar	246m	2026-07	01-05	35 sqm	$1,752
The Minton	295m	2026-07	01-05	135 sqm	$1,492
The Minton	295m	2026-07	06-10	101 sqm	$1,656
Landed · Paya Lebar Crescent	211m	2026-06	—	332 sqm	$1,871
The Minton	295m	2026-06	06-10	124 sqm	$1,693
The Minton	295m	2026-06	06-10	103 sqm	$1,624
The Minton	295m	2026-06	06-10	65 sqm	$1,329
Water Terrace	105m	2025-12	—	244 sqm	$1,218
Landed · Ah Soo Garden	138m	2025-09	—	195 sqm	$2,146
Solaris Residences	66m	2025-06	—	365 sqm	$865
Affluence Court	73m	2025-05	01-05	116 sqm	$1,321
Solaris Residences	66m	2024-10	—	356 sqm	$819
Place-8	104m	2024-09	—	301 sqm	$984
Caifu View	159m	2024-09	—	152 sqm	$2,329
Landed · Ah Soo Garden	138m	2023-12	—	163 sqm	$1,955
Landed · Ah Soo Walk	188m	2023-09	—	215 sqm	$1,575
Solaris Residences	66m	2023-07	—	356 sqm	$809
Place-8	104m	2023-02	—	305 sqm	$941

The 23 most recent are listed, out of 117 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
2025-11-17	42m	291° WNW	2 storeys	Proposed reconstruction to an existing 2-storey envelope control corner terrace dwelling house

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$3,215,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,215,000

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$72,887

Cash in handS$2,759,697

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.