Espada

44 filed transactions · District 09 · CCR

Median, per square foot
2,403 psf
Observed range
$2,055 — $2,689 psf
S$1,140k median price

Freehold · 44 filed transactions

▼ 9.4% vs 12 months ago
S$1,140k
Median price
44
Filed transactions
26%
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

Feb '22 · S$900kJul '26 · S$1,660k

The transactions behind those figures20 of 44

Nothing modelled — these are the filed sales.

64 sqm · floor 26-30Apartment · Resale · 2026-07
S$1,660,000$2410 psf
35 sqm · floor 21-25Apartment · Resale · 2026-05
S$938,000$2490 psf
33 sqm · floor 26-30Apartment · Resale · 2026-03
S$955,000$2689 psf
60 sqm · floor 11-15Apartment · Resale · 2026-02
S$1,430,000$2214 psf
64 sqm · floor 21-25Apartment · Resale · 2026-02
S$1,550,000$2250 psf
64 sqm · floor 16-20Apartment · Resale · 2025-10
S$1,630,000$2366 psf
64 sqm · floor 21-25Apartment · Resale · 2025-09
S$1,550,000$2250 psf
33 sqm · floor 26-30Apartment · Resale · 2025-09
S$900,000$2534 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-8.1%

Floors 16+ against floors 1–5, Espada only. Median S$2,330 psf up top from 26 sales, S$2,534 psf low down from 5.

District 09, typical project+4.1%

Middle of 13 projects in District 09 that clear the bar — half fall between +1.1% and +7.8%. 3 came out negative — high floors sold for less in 3 of them.

Every band in District 09, 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$2,289996
06-10S$2,511999
11-15S$2,685493
16-20S$2,798434
21-25S$3,090335
26-30S$3,250269
31-35S$3,291243
36-40S$3,29643

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
Somerset
351m
Primary schools within 1km
1
nearest 362m
Primary schools · straight-line distance
  • River Valley Primary School362m
4 more between 1km and 2km
  • St. Margaret'S School (Primary)1.3km
  • Anglo-Chinese School (Junior)1.4km
  • Alexandra Primary School1.5km
  • Zhangde Primary School1.9km
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
  • Somerset351m
  • Great World381m
  • Orchard753m
Also nearby
  • Hawker centreZion Riverside Food Centre831m
  • ParkOrchard Fountain Corner482m
  • Other schoolsSchool of the Arts, Singapore1.3km

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

33projects within 300m
$2,092–$2,608the middle half, per sq ft
$2,320median of those sales

From 354 filed sales — the 20 most recent at each project, which is all this index keeps. 7 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
One Devonshire83m2026-0806-10121 sqm$2,776
One Devonshire83m2026-0811-15128 sqm$2,786
St Thomas Suites151m2026-0806-10242 sqm$2,246
St Thomas Suites151m2026-0811-15242 sqm$2,342
Residences @ Killiney174m2026-0806-10144 sqm$3,226
The Boutiq220m2026-0801-0547 sqm$2,135
The Metz229m2026-0826-30301 sqm$2,407
One Devonshire83m2026-0706-10123 sqm$2,742
St Thomas Ville84m2026-0706-10106 sqm$2,060
The Abode at Devonshire111m2026-0711-15253 sqm$1,579
La Crystal130m2026-0716-20100 sqm$2,061
8 Saint Thomas142m2026-0716-20121 sqm$3,148
Claremont165m2026-0706-1092 sqm$2,201
One Devonshire83m2026-0621-2584 sqm$3,053

The 14 most recent are listed, out of 354 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$1,140,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,140,000
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$27,652
Cash in handS$729,932
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.