East Shine

1 filed transactions · District 14 · OCR

Median, per square foot

1,480 psf

The one filed sale

$1,480 psf
S$1,450k, once

Freehold · 1 filed transaction

S$1,450k

Filed price

Filed transaction

—

No range from one sale

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 $1,450,000Loan, 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

The transactions behind those figures1 of 1

Nothing modelled — these are the filed sales.

91 sqm · floor 01-05Apartment · Resale · 2024-01

S$1,450,000$1480 psf

One filed sale is not a range. Everything above rests on a single transaction, so there is no cheapest and dearest to report and no spread to read. It is what was filed here, once, over the period shown — not a level this address trades at. The nearby sales below are the wider evidence.

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 14, typical project+9%

Middle of 4 projects in District 14 that clear the bar — half fall between +4.9% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 14, 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$1,548	1,434
06-10	S$1,662	836
11-15	S$2,179	331
16-20	S$2,155	185

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

Kembangan

388m

Primary schools within 1km

nearest 928m

Primary schools · straight-line distance

Telok Kurau Primary School928m
St. Stephen'S School939m

6 more between 1km and 2km

Maha Bodhi School1.1km
Haig Girls' School1.4km
Opera Estate Primary School1.6km
CHIJ (Katong) Primary1.8km
Damai Primary School1.9km
Tao Nan School2.0km

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

Kembangan388m
Eunos817m
Kaki Bukit1.4km

Also nearby

Hawker centreEunos Crescent Blk 4A675m
ParkLorong Melayu Park146m
Other schoolsManjusri Secondary School1.0km

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

Distance from East ShineStraight-line, not walking — what sits between two points is in no dataset here.

15projects within 300m

$1,322–$1,815the middle half, per sq ft

$1,559median of those sales

From 105 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Astoria Park	293m	2026-08	01-05	79 sqm	$1,446
Landed · Lorong Marzuki	105m	2026-07	—	313 sqm	$2,668
Landed · Lorong Marican	170m	2026-07	—	394 sqm	$1,320
Vicenta Lodge	242m	2026-07	01-05	117 sqm	$1,429
Astoria Park	293m	2026-06	01-05	122 sqm	$1,256
Astoria Park	293m	2026-05	11-15	93 sqm	$1,419
Astoria Park	293m	2026-05	06-10	79 sqm	$1,399
Landed · Lorong Marzuki	105m	2026-04	—	404 sqm	$1,841
Bliss Ville	132m	2026-04	01-05	108 sqm	$1,548
Landed · Lorong Marican	170m	2026-04	—	186 sqm	$2,535
Landed · Lorong Marican	170m	2026-04	—	254 sqm	$1,815
Landed · Lorong Melayu	49m	2026-03	—	256 sqm	$2,056
D' Casita	110m	2026-03	01-05	50 sqm	$1,579
Landed · Lorong Marzuki	105m	2026-02	—	218 sqm	$2,314
Landed · Lorong Marican	170m	2026-02	—	216 sqm	$2,234
Landed · Lorong Marzuki	105m	2026-01	—	165 sqm	$2,434
Landed · Lorong Melayu	49m	2025-11	—	513 sqm	$1,466

The 17 most recent are listed, out of 105 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.

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

Approved	Away	Bearing	Height	What
2025-07-08	172m	286° WNW	2 storeys	Proposed reconstruction of the existing 2-storey semi-detached dwelling house to 2-storey envelope control semi-detach…
2026-03-27	194m	269° W	—	Subdivision of land into 2 plots
2024-07-30	230m	274° W	2 storeys	Proposed demolition of 2-storey detached dwelling house at 21 jalan ismail on lot 02065n mk 23 (bedok planning area)
2025-06-06	239m	264° W	3 storeys	Proposed new erection of a pair of 3-storey envelope control semi-detached dwelling house with a mezzanine, an attic a…
2024-04-16	260m	272° W	3 storeys	Amendment to approved plan for proposed reconstruction of the existing 3-storey detached deweling house with attic on …
2024-12-12	292m	271° W	3 storeys	Proposed reconstruction of a 2-storey intermediate terrace dwelling house to a 3-storey 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$1,450,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,450,000

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$34,410

Cash in handS$1,033,174

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.