Hua Mei Gardens

2 filed transactions · District 23 · OCR

Median, per square foot
1,538 psf
Observed range
$1,303 — $1,774 psf
S$4,469k median price

Freehold · 2 filed transactions

S$4,469k
Median price
2
Filed transactions
31%
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 month2 months with a sale

Apr '25 · S$3,800kAug '25 · S$5,138k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

366.4 sqmSemi-detached · Resale · 2025-08
S$5,138,000$1303 psf
199 sqmTerrace · Resale · 2025-04
S$3,800,000$1774 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 23, typical project+9.9%

Middle of 17 projects in District 23 that clear the bar — half fall between +3.4% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 23, 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$1,4881,063
06-10S$1,558968
11-15S$1,617663
16-20S$1,659402
21-25S$1,693347
26-30S$1,838128

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
Phoenix
384m
Primary schools within 1km
1
nearest 962m
Primary schools · straight-line distance
  • West View Primary School962m on the 1km line
10 more between 1km and 2km
  • Teck Whye Primary School1.1km
  • Bukit Panjang Primary School1.2km
  • Zhenghua Primary School1.3km
  • CHIJ Our Lady Queen of Peace1.4km
  • South View Primary School1.5km
  • Greenridge Primary School1.6km
  • St. Anthony'S Primary School1.6km
  • West Spring Primary School1.8km
  • Chua Chu Kang Primary School1.9km
  • Beacon 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
  • Phoenix384m
  • Bukit Panjang492m
  • Teck Whye551m
Also nearby
  • Hawker centreSenja Hawker Centre1.4km
  • ParkPhoenix Park169m
  • Other schoolsGreenridge Secondary School604m

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

5projects within 300m
$1,259–$1,631the middle half, per sq ft
$1,421median of those sales

From 57 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.

ProjectAwayFiledFloorSizePSF
Hillsta272m2026-0816-2050 sqm$1,421
Hillsta272m2026-0811-1553 sqm$1,259
Hillsta272m2026-0806-1092 sqm$1,414
Phoenix Heights156m2026-07—327 sqm$2,273
Hillsta272m2026-0716-20112 sqm$1,427
Hillsta272m2026-0716-20112 sqm$1,442
Hillsta272m2026-0706-1053 sqm$1,350
Phoenix Residences117m2026-0601-0580 sqm$1,603
Phoenix Heights156m2026-06—307 sqm$1,787
Nicon Gardens207m2026-06—187 sqm$890
Hillsta272m2026-06—313 sqm$899
Hillsta272m2026-0606-1070 sqm$1,348
Landed · Phoenix Rise95m2026-02—643 sqm$1,135
Phoenix Residences117m2025-1201-05127 sqm$1,719
Phoenix Residences117m2025-0901-0596 sqm$1,887
Phoenix Heights156m2025-09—300 sqm$2,107
Phoenix Residences117m2025-0801-0556 sqm$1,916
Phoenix Heights156m2025-05—167 sqm$1,916
Phoenix Heights156m2024-12—581 sqm$1,167
Phoenix Heights156m2024-09—283 sqm$1,342
Phoenix Residences117m2023-1001-0569 sqm$1,741

The 21 most recent are listed, out of 57 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2024-01-1954m279° W5 storeysProposed new erection of 3 blocks of 5 storeys residential apartment (74 units) with basement carpark, swimming pool a…
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$4,469,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$4,469,000
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$100,224
Cash in handS$3,986,360
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.