D'Lotus

29 filed transactions · District 12 · RCR

Median, per square foot

1,548 psf

Observed range

$1,362 — $1,691 psf
S$1,288k median price

Freehold · 29 filed transactions

▼ 6.3% vs 12 months ago

S$1,288k

Median price

Filed transactions

21%

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 $1,288,000Loan, 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 month23 months with a sale

Oct '21 · S$1,484kAug '26 · S$1,256k

The transactions behind those figures20 of 29

Nothing modelled — these are the filed sales.

53 sqm · floor 01-05Apartment · Resale · 2026-08

S$777,000$1362 psf

99 sqm · floor 06-10Apartment · Resale · 2026-08

S$1,735,000$1628 psf

53 sqm · floor 11-15Apartment · Resale · 2026-03

S$888,888$1558 psf

75 sqm · floor 06-10Apartment · Resale · 2026-03

S$1,365,000$1691 psf

75 sqm · floor 06-10Apartment · Resale · 2025-11

S$1,340,000$1660 psf

99 sqm · floor 11-15Apartment · Resale · 2025-09

S$1,750,000$1642 psf

99 sqm · floor 11-15Apartment · Resale · 2025-08

S$1,750,000$1642 psf

75 sqm · floor 11-15Apartment · Resale · 2025-07

S$1,250,000$1548 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+12.3%

Floors 16+ against floors 1–5, D'Lotus only. Median S$1,548 psf up top from 9 sales, S$1,378 psf low down from 3.

District 12, typical project+7.8%

Middle of 10 projects in District 12 that clear the bar — half fall between +2.7% and +12.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 12, 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$1,416	339
06-10	S$1,566	463
11-15	S$1,614	355
16-20	S$1,691	249
21-25	S$1,885	121
26-30	S$1,951	45

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

Toa Payoh

947m

Primary schools within 1km

nearest 668m

Primary schools · straight-line distance

Hong Wen School668m

8 more between 1km and 2km

Pei Chun Public School1.3km
St. Joseph'S Institution Junior1.3km
Bendemeer Primary School1.4km
St Andrew'S School (Junior)1.4km
Kheng Cheng School1.4km
CHIJ Primary (Toa Payoh)1.5km
Farrer Park Primary School1.6km
First Toa Payoh Primary School1.6km

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

Toa Payoh947m
Boon Keng1.1km
Novena1.2km

Also nearby

Hawker centreWhampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market)306m
ParkToa Payoh Town PK790m
Other schoolsNorthlight School820m

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

18projects within 300m

$1,347–$1,736the middle half, per sq ft

$1,548median of those sales

From 189 filed sales — the 20 most recent at each project, which is all this index keeps. 5 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
The Interweave	92m	2026-08	16-20	40 sqm	$1,761
The Interweave	92m	2026-08	16-20	36 sqm	$1,703
Prestige Heights	149m	2026-08	06-10	38 sqm	$1,662
Parc Haven	211m	2026-08	06-10	64 sqm	$1,553
Neem Tree	255m	2026-08	11-15	39 sqm	$1,930
Birchwood Mansions	296m	2026-08	01-05	117 sqm	$1,302
The Interweave	92m	2026-07	11-15	40 sqm	$1,672
Kim Keat Gardens	297m	2026-07	11-15	124 sqm	$1,079
Prestige Heights	149m	2026-06	06-10	36 sqm	$1,742
Ritz Mansions	163m	2026-06	06-10	121 sqm	$1,536
Neem Tree	255m	2026-06	01-05	58 sqm	$1,711
The Interweave	92m	2026-05	11-15	67 sqm	$1,726
Prestige Heights	149m	2026-05	11-15	40 sqm	$1,765
The Interweave	92m	2026-04	06-10	64 sqm	$1,461
The Interweave	92m	2026-04	11-15	64 sqm	$1,517
Prestige Heights	149m	2026-04	16-20	35 sqm	$1,832
Ritz Mansions	163m	2026-04	06-10	119 sqm	$1,468

The 17 most recent are listed, out of 189 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.

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

Approved	Away	Bearing	Height	What
2024-10-07	351m	281° W	3 storeys	Proposed new erection of a 3-storey envelope control corner terrace type ii dwelling house with an attic on lot 98304c…
2025-07-01	351m	281° W	3 storeys	Proposed amendment to approved new erection of a 3-storey envelope control corner terrace type ii dwelling house with …
2025-10-31	368m	285° WNW	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace type ii dwelling house with a mezzanine and atti…
2026-05-14	368m	285° WNW	—	Proposed subdivision of lot 98315n, mk17 at 32 boon teck road into 2 plots

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$1,288,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,288,000

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$30,878

Cash in handS$874,706

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.