Forestville

197 filed transactions · District 25 · OCR

Median, per square foot
1,107 psf
Observed range
$812 — $1,381 psf
S$1,280k median price

99 yrs lease commencing from 2012 · 197 filed transactions

▲ 17.6% vs 12 months ago
S$1,280k
Median price
197
Filed transactions
51%
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

Jun '24 · S$1,214kAug '26 · S$1,650k

The transactions behind those figures20 of 197

Nothing modelled — these are the filed sales.

111 sqm · floor 01-05Executive Condominium · Resale · 2026-08
S$1,650,000$1381 psf
130 sqm · floor 11-15Executive Condominium · Resale · 2026-07
S$1,838,888$1314 psf
96 sqm · floor 06-10Executive Condominium · Resale · 2026-05
S$1,290,000$1248 psf
160 sqm · floor 01-05Executive Condominium · Resale · 2026-04
S$1,980,000$1150 psf
101 sqm · floor 01-05Executive Condominium · Resale · 2026-04
S$1,280,000$1177 psf
144 sqm · floor 01-05Executive Condominium · Resale · 2026-04
S$1,735,000$1119 psf
116 sqm · floor 11-15Executive Condominium · Resale · 2026-03
S$1,550,000$1241 psf
139 sqm · floor 06-10Executive Condominium · Resale · 2026-03
S$2,018,000$1349 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 25, typical project+8.6%

Middle of 1 projects in District 25 that clear the bar — half fall between +8.6% and +8.6%. None came out negative in this set.

Every band in District 25, 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$1,103392
06-10S$1,105394
11-15S$1,050241

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
Woodlands South
682m
Primary schools within 1km
4
nearest 363m
Primary schools · straight-line distance
  • Woodlands Ring Primary School363m
  • Woodgrove Primary School910m
  • Woodlands Primary School944m
  • Innova Primary School959m on the 1km line
6 more between 1km and 2km
  • Greenwood Primary School1.1km
  • Admiralty Primary School1.2km
  • Si Ling Primary School1.4km
  • Evergreen Primary School1.4km
  • Qihua Primary School1.6km
  • Riverside 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
  • Woodlands South682m
  • Admiralty935m
  • Woodlands1.1km
Also nearby
  • Hawker centreKampung Admiralty Hawker Centre896m
  • ParkWoodlands Healing Garden1.0km
  • Other schoolsWoodgrove Secondary School500m

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
$1,095–$1,344the middle half, per sq ft
$1,311median of those sales

From 60 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
La Casa68m2026-0811-15109 sqm$1,108
La Casa68m2026-0701-0591 sqm$1,021
La Casa68m2026-0706-1091 sqm$1,058
La Casa68m2026-0711-15117 sqm$1,104
Twin Fountains189m2026-0706-10112 sqm$1,344
Bellewoods287m2026-0706-1073 sqm$1,395
Bellewoods287m2026-0701-05116 sqm$1,410
Bellewoods287m2026-0706-1099 sqm$1,323
La Casa68m2026-0601-05106 sqm$1,052
Twin Fountains189m2026-0611-15102 sqm$1,338
Twin Fountains189m2026-0606-1096 sqm$1,335
Twin Fountains189m2026-0611-15102 sqm$1,420
Twin Fountains189m2026-0606-10107 sqm$1,327
Twin Fountains189m2026-0606-10130 sqm$1,358
La Casa68m2026-0501-05101 sqm$989

The 15 most recent are listed, out of 60 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.

The land under Forestville

HDB put this parcel out to tender and names Forestville as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.

  1. Tender launched15 Mar 2012
  2. Tender closed3 May 20125 bids received
  3. Awarded7 May 2012Hao Yuan Investment Pte Ltd
  4. Winning tenderS$247,000,000S$3,419 per sq m of gross floor area · S$318 per sq ft
Parcel
Woodlands E4 Woodlands Avenue 5/ Woodlands Drive 16
Site area
25,800 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
72,240 sq m
Sold as
EC
Every bid — all 5, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Hao Yuan Investment Pte LtdS$247,000,000—
2MCL Land LimitedS$238,700,000S$8,300,000 · 3.4%
3EL Development Pte LtdS$228,300,000S$18,700,000 · 7.6%
4White Haven Properties Pte. Ltd.S$222,500,000S$24,500,000 · 9.9%
5FCL Place Pte. Ltd. & Maxdin Pte LtdS$186,800,800S$60,199,200 · 24.4%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 7 May 2012 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Forestville”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,280,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,280,000
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$30,704
Cash in handS$866,880
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.