Espira Residence

5 filed transactions · District 15 · OCR

Median, per square foot

1,155 psf

Observed range

$980 — $1,285 psf
S$1,704k median price

Freehold · 5 filed transactions

S$1,704k

Median price

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

What it costs on the day, at $1,703,800Loan, 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 month5 months with a sale

Apr '22 · S$2,100kJun '24 · S$1,704k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

133 sqm · floor 01-05Apartment · Resale · 2024-06

S$1,703,800$1190 psf

73 sqm · floor 01-05Apartment · Resale · 2023-02

S$1,010,000$1285 psf

106 sqm · floor 01-05Apartment · Resale · 2023-01

S$1,280,000$1122 psf

144 sqm · floor 01-05Apartment · Resale · 2022-09

S$1,790,000$1155 psf

199 sqm · floor 01-05Apartment · Resale · 2022-04

S$2,100,000$980 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 15, typical project+7.1%

Middle of 20 projects in District 15 that clear the bar — half fall between +5.6% and +10.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 15, 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$1,684	2,763
06-10	S$2,548	970
11-15	S$2,600	896
16-20	S$2,636	503
21-25	S$2,592	129
26-30	S$2,394	10

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

Marine Terrace

707m

Primary schools within 1km

nearest 726m

Primary schools · straight-line distance

CHIJ (Katong) Primary726m
Tao Nan School851m
St. Stephen'S School854m
Ngee Ann Primary School998m on the 1km line

3 more between 1km and 2km

Haig Girls' School1.1km
Opera Estate Primary School1.5km
Tanjong Katong Primary School1.6km

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

Marine Terrace707m
Marine Parade890m
Kembangan895m

Also nearby

Hawker centreMarine Terrace Blk 50A (50A Marine Terrace)882m
ParkTelok Kurau Lorong N PK290m
Other schoolsSt. Patrick'S School811m

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

51projects within 300m

$1,333–$1,691the middle half, per sq ft

$1,504median of those sales

From 317 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
Landed · Telok Kurau Road	177m	2026-07	—	220 sqm	$2,629
Castle Loft	289m	2026-07	01-05	61 sqm	$1,406
Laverne'S Loft	292m	2026-07	01-05	37 sqm	$1,878
Kaleido	113m	2026-06	—	288 sqm	$1,187
Landed · Lorong J Telok Kurau	190m	2026-06	—	554 sqm	$1,180
Nature Mansions	225m	2026-06	01-05	113 sqm	$1,644
Fivenine	288m	2026-06	01-05	98 sqm	$1,943
Palm Galleria	32m	2026-05	01-05	93 sqm	$1,658
Palm Galleria	32m	2026-05	01-05	93 sqm	$1,598
Cadence Light	155m	2026-05	01-05	79 sqm	$1,705
The Grandiflora	162m	2026-05	01-05	150 sqm	$1,301
Landed · Lorong J Telok Kurau	190m	2026-05	—	287 sqm	$1,876
Landed · Lorong K Telok Kurau	116m	2026-04	—	389 sqm	$1,286
Landed · Jalan Baiduri	159m	2026-04	—	200 sqm	$2,834
The Grandiflora	162m	2026-04	01-05	94 sqm	$1,601
Le Conney Park	101m	2026-03	01-05	77 sqm	$1,653

The 16 most recent are listed, out of 317 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.

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

Approved	Away	Bearing	Height	What
2025-06-19	111m	287° WNW	3 storeys	Proposed new erection of a 3-storey envelope control terrace dwelling house with an attic on lot 07242c mk 26 at 71a l…
2025-10-07	319m	278° W	2 storeys	Proposed reconstruction of an existing 2-storey enveloped control intermediate terrace house with addition of an attic…
2024-01-18	322m	274° W	3 storeys	Extension of written permission for the approved proposed reconstruction of an existing 3-storey dwelling house with a…
2024-04-17	384m	291° WNW	5 storeys	Proposed amalgamation of land lots 97464l & 97467w, mk.26 into 1 plot and strata subdivision of the existing 1 block o…
2026-06-22	394m	275° W	3 storeys	Proposed new erection of a 3-storey envelope control intermediate terrace dwelling house with attic on lot 04123k mk26…

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$1,704,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,704,000

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$39,947

Cash in handS$1,281,637

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.