East Village

20 filed transactions · District 16 · OCR

Median, per square foot

1,245 psf

Observed range

$896 — $1,853 psf
S$1,168k median price

Freehold · 20 filed transactions

▲ 14.7% vs 12 months ago

S$1,168k

Median price

Filed transactions

77%

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 $1,167,500Loan, 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 month16 months with a sale

Sep '21 · S$1,093kAug '26 · S$1,450k

The transactions behind those figures20 of 20

Nothing modelled — these are the filed sales.

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

S$1,450,000$1214 psf

118 sqm · floor 01-05Apartment · Resale · 2026-04

S$1,448,888$1141 psf

47 sqm · floor 01-05Apartment · Resale · 2026-02

S$709,000$1401 psf

112 sqm · floor 01-05Apartment · Resale · 2025-12

S$1,330,000$1103 psf

82 sqm · floor 01-05Apartment · Resale · 2025-09

S$1,060,000$1201 psf

111 sqm · floor 01-05Apartment · Resale · 2024-03

S$1,525,000$1276 psf

38 sqm · floor 01-05Apartment · Resale · 2023-07

S$758,000$1853 psf

155 sqm · floor 01-05Apartment · Resale · 2022-11

S$1,700,000$1019 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 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +2.5% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, 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$1,356	1,287
06-10	S$1,467	754
11-15	S$1,441	554
16-20	S$1,337	114
21-25	S$1,424	87
26-30	S$1,470	68

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

Tanah Merah

527m

Primary schools within 1km

nearest 642m

Primary schools · straight-line distance

St. Anthony'S Canossian Primary School642m

7 more between 1km and 2km

Changkat Primary School1.1km
Bedok Green Primary School1.3km
Red Swastika School1.3km
Temasek Primary School1.6km
Yu Neng Primary School1.6km
Fengshan Primary School1.6km
Junyuan Primary 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

Tanah Merah527m
Simei1.5km
Bedok Reservoir1.5km

Also nearby

Hawker centreBedok North Street 4 Blk 85 (85 Fengshan Centre)827m
ParkSea Breeze Garden Park824m
Other schoolsAnglican High School488m

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

17projects within 300m

$903–$1,584the middle half, per sq ft

$1,113median of those sales

From 116 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
D'Manor	181m	2026-08	—	328 sqm	$807
Siew Lim Park	252m	2026-08	—	401 sqm	$127
Peakview Estate	257m	2026-08	—	182 sqm	$2,346
Siew Lim Park	252m	2026-07	—	399 sqm	$155
Landed · Jalan Chempaka Puteh	293m	2026-07	—	334 sqm	$189
Palmwoods	127m	2026-05	01-05	120 sqm	$1,270
Landed · Bedok Walk	161m	2026-05	—	348 sqm	$2,128
D'Manor	181m	2026-05	—	253 sqm	$918
Canary Park	152m	2026-04	—	185 sqm	$2,261
Peakville Park	226m	2026-04	—	155 sqm	$2,937
D'Manor	181m	2026-03	—	253 sqm	$991
D'Manor	181m	2026-03	—	253 sqm	$1,065
Eastwood Park	103m	2026-01	—	313 sqm	$1,010
Palmwoods	127m	2025-12	01-05	79 sqm	$1,270
D'Manor	181m	2025-12	—	253 sqm	$984
East Tudor	187m	2025-12	—	223 sqm	$1,664
D'Manor	181m	2025-11	—	314 sqm	$843

The 17 most recent are listed, out of 116 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.

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

Approved	Away	Bearing	Height	What
2026-01-09	257m	256° WSW	3 storeys	New erection of a 3-storey envelope control intermediate terrace dwelling house with an attic at 9 jalan anak patong
2024-03-18	280m	263° W	3 storeys	Proposed amendment to approved reconstruction of the existing 2-storey intermediate terrace dwelling house to a 3-stor…
2024-11-05	287m	258° WSW	2 storeys	Proposed reconstruction of an existing 2-storey intermediate terrace dwelling house into a 2-storey envelope control i…
2025-03-03	309m	272° W	3 storeys	Proposed new erection of 3 storey envelope control semi-detached dwelling house on lot 00615n mk28 at 41 jalan pari ki…
2025-12-17	318m	281° W	3 storeys	Proposed reconstruction of existing 2-storey semi detached dwelling house to 3-storey envelope control semi-detached d…
2026-07-01	318m	281° W	3 storeys	Proposed reconstruction of existing 2-storey semi detached dwelling house to 3-storey envelope control semi-detached d…

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$1,168,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,168,000

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$28,262

Cash in handS$757,322

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.