Duo Residences

96 filed transactions · District 07 · CCR

Median, per square foot
2,197 psf
Observed range
$1,900 — $2,978 psf
S$1,914k median price

99 yrs lease commencing from 2011 · 96 filed transactions

▲ 9.6% vs 12 months ago
S$1,914k
Median price
96
Filed transactions
49%
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
I own this

Median price by month24 months with a sale

May '24 · S$1,454kJun '26 · S$2,330k

The transactions behind those figures20 of 96

Nothing modelled — these are the filed sales.

52 sqm · floor 21-25Apartment · Resale · 2026-06
S$1,310,000$2340 psf
142 sqm · floor 41-45Apartment · Resale · 2026-06
S$3,286,800$2150 psf
94 sqm · floor 16-20Apartment · Resale · 2026-06
S$2,330,000$2303 psf
90 sqm · floor 11-15Apartment · Resale · 2026-05
S$2,110,000$2178 psf
60 sqm · floor 16-20Apartment · Resale · 2026-05
S$1,450,000$2245 psf
60 sqm · floor 21-25Apartment · Resale · 2026-04
S$1,380,000$2137 psf
110 sqm · floor 11-15Apartment · Resale · 2026-04
S$2,640,000$2230 psf
142 sqm · floor 46-50Apartment · Resale · 2026-04
S$3,360,000$2198 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+4.7%

Floors 16+ against floors 1–5, Duo Residences only. Median S$2,245 psf up top from 59 sales, S$2,144 psf low down from 7.

District 07, typical project+11.7%

Middle of 6 projects in District 07 that clear the bar — half fall between +6.4% and +12%. None came out negative in this set.

Every band in District 07, 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.

StoreysMedian psfFiled sales
01-05S$2,41264
06-10S$2,137163
11-15S$2,182194
16-20S$2,706234
21-25S$2,340116
26-30S$2,393140
31-35S$2,03324
36-40S$2,19511

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
Bugis
53m
Primary schools within 1km
0
nearest 1.4km — outside the band
Primary schools · straight-line distance
2 more between 1km and 2km
  • St. Margaret'S School (Primary)1.4km
  • Farrer Park Primary School1.7km
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
  • Bugis53m
  • Promenade622m
  • Nicoll Highway638m
Also nearby
  • Hawker centreQueen Street Blk 270 (Albert Centre)469m
  • ParkKampong Glam PK678m
  • Other schoolsSchool of the Arts, Singapore1.0km

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

3projects within 300m
$2,589–$2,989the middle half, per sq ft
$2,745median of those sales

From 41 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.

ProjectAwayFiledFloorSizePSF
Midtown Modern113m2026-0806-1084 sqm$2,820
Midtown Modern113m2026-0706-1038 sqm$2,714
The M287m2026-0701-0557 sqm$2,510
The M287m2026-0706-1084 sqm$2,589
The M287m2026-0711-1541 sqm$2,329
The M287m2026-0606-1071 sqm$2,460
Midtown Modern113m2026-0506-10168 sqm$3,323
Midtown Modern113m2026-0416-2038 sqm$2,934
The M287m2026-0406-1067 sqm$2,745
The M287m2026-0401-0549 sqm$2,431
The M287m2026-0301-0539 sqm$2,163
Midtown Modern113m2026-0206-1038 sqm$3,178
Midtown Modern113m2026-0126-3099 sqm$3,040
Midtown Modern113m2025-1206-1099 sqm$3,001
Midtown Modern113m2025-1211-1584 sqm$2,929
Midtown Modern113m2025-1211-1544 sqm$2,745
Midtown Modern113m2025-1116-2099 sqm$2,989
Midtown Modern113m2025-1111-1584 sqm$2,964
Midtown Modern113m2025-1011-1599 sqm$2,956

The 19 most recent are listed, out of 41 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°

NESW

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.

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$1,914,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,914,000
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$44,525
Cash in handS$1,487,059
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.