Gentle Villas

9 filed transactions · District 11 · CCR

Median, per square foot

1,592 psf

Observed range

$938 — $1,860 psf
S$4,065k median price

99 yrs lease commencing from 1993 · 9 filed transactions

S$4,065k

Median price

Filed transactions

58%

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 $4,065,000Loan, 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

Median price by month8 months with a sale

Mar '22 · S$5,700kJul '26 · S$4,210k

The transactions behind those figures9 of 9

Nothing modelled — these are the filed sales.

210.3 sqmSemi-detached · Resale · 2026-07

S$4,210,000$1860 psf

574.6 sqmDetached · Resale · 2026-05

S$5,800,000$938 psf

207.2 sqmSemi-detached · Resale · 2025-03

S$4,088,000$1833 psf

207.2 sqmSemi-detached · Resale · 2024-09

S$4,065,000$1823 psf

211.2 sqmSemi-detached · Resale · 2024-09

S$3,680,000$1619 psf

204.3 sqmSemi-detached · Resale · 2024-03

S$3,500,000$1592 psf

209.5 sqmSemi-detached · Resale · 2022-09

S$3,400,000$1508 psf

214.1 sqmSemi-detached · Resale · 2022-07

S$3,450,000$1497 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 11, typical project+9.3%

Middle of 7 projects in District 11 that clear the bar — half fall between +4.1% and +14.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 11, 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$2,105	502
06-10	S$2,296	354
11-15	S$2,456	208
16-20	S$2,726	161
21-25	S$3,083	105
26-30	S$3,252	86

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

Novena

382m

Primary schools within 1km

nearest 646m

Primary schools · straight-line distance

Anglo-Chinese School (Primary)646m
St. Joseph'S Institution Junior727m

6 more between 1km and 2km

CHIJ Primary (Toa Payoh)1.2km
Singapore Chinese Girls' Primary School1.4km
Anglo-Chinese School (Junior)1.4km
Farrer Park Primary School1.5km
Kheng Cheng School1.9km
Hong Wen 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

Novena382m
Newton927m
Toa Payoh1.4km

Also nearby

Hawker centreNewton Food Centre1.1km
ParkNovena PK278m
Other schoolsAnglo-Chinese School (Barker Road)563m

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

13projects within 300m

$1,498–$2,074the middle half, per sq ft

$1,706median of those sales

From 59 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
Landed · Gentle Road	262m	2026-08	—	814 sqm	$2,326
Landed · Gentle Road	262m	2026-08	—	712 sqm	$2,415
Alegria	300m	2026-08	01-05	62 sqm	$1,825
Landed · Jalan Merlimau	231m	2026-07	—	384 sqm	$2,615
Novena Regency	141m	2026-06	01-05	52 sqm	$2,090
Gilstead Mansion	248m	2026-06	01-05	152 sqm	$1,925
Novena Court	209m	2026-05	01-05	77 sqm	$1,472
Landed · Gentle Road	262m	2026-04	—	382 sqm	$2,162
Novena Lodge	226m	2026-01	01-05	90 sqm	$1,961
Gilstead Mansion	248m	2026-01	01-05	150 sqm	$1,734
Landed · Jalan Merlimau	231m	2025-12	—	453 sqm	$3,523
Novena Court	209m	2025-06	01-05	80 sqm	$1,649
Novena Regency	141m	2024-10	01-05	46 sqm	$1,828
Novena Regency	141m	2024-09	01-05	146 sqm	$1,706
Novena Regency	141m	2023-12	01-05	147 sqm	$1,517
Novena Regency	141m	2023-11	01-05	46 sqm	$1,777
Novena Regency	141m	2023-10	01-05	43 sqm	$2,074
Novena Regency	141m	2023-05	01-05	60 sqm	$1,935

The 18 most recent are listed, out of 59 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.

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

Approved	Away	Bearing	Height	What
2025-03-06	14m	250° WSW	3 storeys	Proposed new erection of a 3-storey envelope control detached landed dwelling house with basement, mezzanine and attic
2024-11-27	171m	277° W	2 storeys	Proposed new erection of two 2-storey detached houses each with basement and plot 1 with swimming pool ts28 on lot 012…
2026-07-08	251m	277° W	2 storeys	Proposed demolition of an existing 2-storey detached dwelling house with an attic and swimming pool
2026-05-29	290m	292° WNW	2 storeys	Proposed erection of 2 pairs of 2-storey envelope control semi-detached dwelling houses with mezzanine, attic and prov…
2024-12-11	348m	255° WSW	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with basement, attic and swimming pool
2025-08-27	348m	255° WSW	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with basement, atti…

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$4,065,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,065,000

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$91,417

Cash in handS$3,591,167

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.