Double Bay Residences

130 filed transactions · District 18 · OCR

Median, per square foot

1,316 psf

Observed range

$924 — $1,615 psf
S$1,539k median price

99 yrs lease commencing from 2008 · 130 filed transactions

▼ 7.2% vs 12 months ago

S$1,539k

Median price

130

Filed transactions

53%

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 $1,539,000Loan, 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 month24 months with a sale

Apr '24 · S$1,269kAug '26 · S$2,273k

The transactions behind those figures20 of 130

Nothing modelled — these are the filed sales.

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

S$2,150,000$1091 psf

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

S$2,395,000$1545 psf

87 sqm · floor 11-15Condominium · Resale · 2026-05

S$1,360,000$1452 psf

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

S$1,252,000$1337 psf

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

S$1,488,000$1486 psf

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

S$1,470,000$1468 psf

93 sqm · floor 06-10Condominium · Resale · 2026-04

S$1,480,000$1478 psf

93 sqm · floor 06-10Condominium · Resale · 2026-03

S$1,450,000$1448 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 18, typical project+4.3%

Middle of 6 projects in District 18 that clear the bar — half fall between -5.4% and +4.4%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 18, 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$1,289	1,915
06-10	S$1,403	1,716
11-15	S$1,445	950
16-20	S$1,210	44

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

Simei

346m

Primary schools within 1km

nearest 465m

Primary schools · straight-line distance

Changkat Primary School465m

5 more between 1km and 2km

Chongzheng Primary School1.2km
Yumin Primary School1.3km
East Spring Primary School1.5km
Tampines Primary School1.7km
St. Anthony'S Canossian 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

Simei346m
Upper Changi534m
Expo844m

Also nearby

Hawker centreTampines Street 11 Blk 137 (Tampines Round Market and Food Centre)1.4km
ParkSea Breeze Avenue Park505m
Other schoolsChangkat Changi Secondary School359m

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

10projects within 300m

$1,115–$1,312the middle half, per sq ft

$1,217median of those sales

From 101 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Tropical Spring	104m	2026-08	01-05	124 sqm	$1,236
Tropical Spring	104m	2026-08	06-10	100 sqm	$1,319
Apollo Gardens	193m	2026-08	—	363 sqm	$1,328
Simei Green Condominium	242m	2026-08	01-05	161 sqm	$1,032
Simei Green Condominium	242m	2026-08	06-10	111 sqm	$1,163
Modena	271m	2026-07	01-05	90 sqm	$1,270
Tropical Spring	104m	2026-06	01-05	124 sqm	$1,199
Tropical Spring	104m	2026-06	01-05	124 sqm	$1,221
Apollo Gardens	193m	2026-06	—	391 sqm	$1,363
Simei Green Condominium	242m	2026-06	11-15	158 sqm	$1,035
Simei Green Condominium	242m	2026-06	01-05	90 sqm	$1,092
Simei Green Condominium	242m	2026-05	06-10	90 sqm	$1,175
Tropical Spring	104m	2026-04	06-10	128 sqm	$1,214
Apollo Gardens	193m	2026-03	—	313 sqm	$1,497
Tropical Spring	104m	2026-01	06-10	99 sqm	$1,312
Tropical Spring	104m	2025-12	01-05	165 sqm	$1,042
Tropical Spring	104m	2025-12	06-10	124 sqm	$1,221
Apollo Gardens	193m	2025-12	01-05	171 sqm	$1,293

The 18 most recent are listed, out of 101 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 06:00 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.

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

Approved	Away	Bearing	Height	What
2025-10-22	182m	264° W	3 storeys	1st extension of written permission for approved reconstruction to existing 2-storey corner terrace dwelling house to …
2025-11-20	182m	264° W	3 storeys	Proposed reconstruction to 3-storey envelope control corner terrace dwelling house with an attic and swimming pool
2024-02-08	184m	253° WSW	2 storeys	Proposed reconstruction to the existing 2-storey envelope control intermediate terrace dwelling house
2024-05-20	203m	250° WSW	—	Proposed subdivision of land into 2 plots
2025-03-11	305m	271° W	3 storeys	Proposed new erection of a 3-storey semi-detached dwelling house with attic

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$1,539,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,539,000

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$36,350

Cash in handS$1,120,234

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.