Crescendo Park

17 filed transactions · District 15 · OCR

Median, per square foot

1,599 psf

Observed range

$1,235 — $1,906 psf
S$2,308k median price

Freehold · 17 filed transactions

▲ 44.6% vs 12 months ago

S$2,308k

Median price

Filed transactions

42%

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 $2,308,000Loan, 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 month14 months with a sale

Sep '21 · S$1,640kAug '26 · S$2,688k

The transactions behind those figures17 of 17

Nothing modelled — these are the filed sales.

131 sqm · floor 01-05Condominium · Resale · 2026-08

S$2,688,000$1906 psf

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

S$2,525,000$1712 psf

79 sqm · floor 01-05Condominium · Resale · 2026-04

S$1,500,000$1764 psf

98 sqm · floor 01-05Condominium · Resale · 2026-02

S$1,850,000$1754 psf

133 sqm · floor 01-05Condominium · Resale · 2025-11

S$2,370,000$1655 psf

79 sqm · floor 01-05Condominium · Resale · 2025-06

S$1,470,000$1729 psf

134 sqm · floor 01-05Condominium · Resale · 2025-06

S$2,310,000$1602 psf

163 sqm · floor 01-05Condominium · Resale · 2025-05

S$2,772,900$1580 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 15, typical project+7.1%

Middle of 20 projects in District 15 that clear the bar — half fall between +5.6% and +10.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 15, 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$1,684	2,763
06-10	S$2,548	970
11-15	S$2,600	896
16-20	S$2,636	503
21-25	S$2,592	129
26-30	S$2,394	10

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

Siglap

472m

Primary schools within 1km

nearest 719m

Primary schools · straight-line distance

Opera Estate Primary School719m

6 more between 1km and 2km

St. Stephen'S School1.2km
Ngee Ann Primary School1.3km
Bedok Green Primary School1.7km
CHIJ (Katong) Primary1.9km
Tao Nan School1.9km
Fengshan Primary School1.9km

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

Siglap472m
Bedok1.2km
Marine Terrace1.2km

Also nearby

Hawker centreEast Coast Lagoon Food Village1.2km
ParkSiglap Linear PK (Jln B'Wan-Upp EC Rd)161m
Other schoolsVictoria School550m

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

22projects within 300m

$1,457–$1,915the middle half, per sq ft

$1,694median of those sales

From 139 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
Landed · Jalan Tua Kong	266m	2026-07	—	454 sqm	$2,824
Landed · Elite Park Avenue	297m	2026-07	—	209 sqm	$2,329
Landed · Elite Park Avenue	297m	2026-07	—	155 sqm	$3,891
The Hacienda	192m	2026-06	01-05	286 sqm	$1,705
East Coast Park	199m	2026-06	—	254 sqm	$1,794
Landed · Jalan Ulu Siglap	210m	2026-06	—	428 sqm	$2,038
Landed · Third Street	263m	2026-06	—	246 sqm	$2,081
Siglap V	292m	2026-05	01-05	97 sqm	$1,312
Landed · Jalan Sempadan	156m	2026-04	—	157 sqm	$2,601
The Hacienda	192m	2026-04	01-05	112 sqm	$1,684
Landed · Fourth Street	207m	2026-04	—	242 sqm	$2,841
The Hacienda	192m	2026-03	01-05	112 sqm	$1,908
77 @ East Coast	115m	2026-02	01-05	62 sqm	$1,918
Springvale	189m	2026-01	01-05	103 sqm	$1,795
Aquarine Gardens	200m	2026-01	01-05	66 sqm	$1,732
Landed · Jalan Sempadan	156m	2025-11	—	243 sqm	$2,023
77 @ East Coast	115m	2025-09	01-05	64 sqm	$2,015
East Coast Park	199m	2025-09	—	271 sqm	$1,889
Goodwill Court	154m	2025-08	01-05	139 sqm	$1,457

The 19 most recent are listed, out of 139 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.

6 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-02-27	82m	257° WSW	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with mezzanine & attic
2025-10-21	199m	266° W	3 storeys	Proposed erection of a pair of 3-storey envelope control semi-detached dwelling houses with basement, attic and swimmi…
2026-05-05	199m	266° W	3 storeys	Proposed amendment to the approved erection of a pair of 3-storey envelope control semi-detached dwelling houses with …
2025-04-11	280m	276° W	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with a basement and an attic
2025-01-17	320m	276° W	3 storeys	Proposed new erection of a 3-storey envelope control semi-detached dwelling house with attic
2025-05-06	362m	288° WNW	3 storeys	Extension of written permission for proposed new erection of a 3-storey envelope control intermediate terrace dwelling…

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$2,308,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,308,000

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$53,114

Cash in handS$1,872,470

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.