Isuites @ Palm

22 filed transactions · District 19 · OCR

Median, per square foot

1,390 psf

Observed range

$1,159 — $1,588 psf
S$850k median price

999 yrs lease commencing from 1878 · 22 filed transactions

▲ 4.7% vs 12 months ago

S$850k

Median price

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

What it costs on the day, at $850,000Loan, 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 month18 months with a sale

Oct '21 · S$1,410kMay '26 · S$890k

The transactions behind those figures20 of 22

Nothing modelled — these are the filed sales.

59 sqm · floor 01-05Apartment · Resale · 2026-05

S$890,000$1401 psf

113 sqm · floor 01-05Apartment · Resale · 2026-01

S$1,560,000$1283 psf

40 sqm · floor 01-05Apartment · Resale · 2025-07

S$660,000$1533 psf

43 sqm · floor 01-05Apartment · Resale · 2025-05

S$735,000$1588 psf

40 sqm · floor 01-05Apartment · Resale · 2024-09

S$680,000$1579 psf

59 sqm · floor 01-05Apartment · Resale · 2024-04

S$906,000$1427 psf

79 sqm · floor 01-05Apartment · Resale · 2024-04

S$1,230,000$1446 psf

110 sqm · floor 01-05Apartment · Resale · 2024-03

S$1,450,000$1225 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 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, 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$1,519	1,912
06-10	S$1,566	1,301
11-15	S$1,575	1,203
16-20	S$1,691	520
21-25	S$2,586	52

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

Kovan

633m

Primary schools within 1km

nearest 1.0km — outside the band

Primary schools · straight-line distance

10 more between 1km and 2km

Zhonghua Primary School1.0km
Xinmin Primary School1.3km
Xinghua Primary School1.3km
Rosyth School1.4km
Paya Lebar Methodist Girls' School (Primary)1.5km
CHIJ Our Lady of Good Counsel1.7km
Yangzheng Primary School1.8km
Holy Innocents' Primary School1.8km
Hougang Primary School1.8km
Montfort Junior School1.8km

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

Kovan633m
Serangoon1.3km
Hougang1.8km

Also nearby

Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)838m
ParkRichards Ave PK374m
Other schoolsPeicai Secondary School987m

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 Isuites @ PalmStraight-line, not walking — what sits between two points is in no dataset here.

33projects within 300m

$1,233–$1,818the middle half, per sq ft

$1,432median of those sales

From 178 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 · Glasgow Road	65m	2026-08	—	364 sqm	$1,909
Residences @ Jansen	289m	2026-08	01-05	150 sqm	$1,381
Landed · Glasgow Road	65m	2026-07	—	471 sqm	$1,460
Palm Grove Regency	101m	2026-07	—	266 sqm	$1,131
Jansen House	285m	2026-07	01-05	95 sqm	$2,019
Landed · Flower Road	290m	2026-07	—	143 sqm	$2,300
3@SANDILANDS	111m	2026-06	01-05	89 sqm	$1,482
Palm Grove Condominium	160m	2026-06	01-05	121 sqm	$1,526
Mint Residences @ Jansen	195m	2026-06	01-05	67 sqm	$1,303
Landed · Glasgow Road	65m	2026-05	—	304 sqm	$1,758
3@SANDILANDS	111m	2026-05	01-05	101 sqm	$1,288
Jansen House	285m	2026-05	01-05	96 sqm	$2,032
Landed · Glasgow Road	65m	2026-04	—	318 sqm	$1,982
Glasgow Residence	101m	2026-04	01-05	38 sqm	$1,491
Palm Haven	127m	2026-04	01-05	114 sqm	$1,483
Landed · Glasgow Road	65m	2026-03	—	341 sqm	$1,486

The 16 most recent are listed, out of 178 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.

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

Approved	Away	Bearing	Height	What
2026-07-20	234m	276° W	3 storeys	Proposed new erection of a 3-storey envelope control semi-detached dwelling house with an attic & a sunken swimming po…
2024-07-01	255m	281° W	3 storeys	Proposed amendment to approved new erection of 3-storey envelope control intermediate terrace house with attic and mez…
2024-07-11	301m	262° W	3 storeys	Proposed reconstruction of an existing 3-storey corner terrace dwelling house to 3-storey envelope control corner terr…
2025-06-02	324m	249° WSW	3 storeys	Proposed erection of 3 units of 3-storey envelope control terrace dwelling houses with attic & swimming pool and a 3-s…
2025-08-01	324m	249° WSW	—	Proposed subdivision of land into 4 plots
2025-04-15	371m	249° WSW	3 storeys	Proposed reconstruction to an existing 3 storey semi detached dwelling house to an envelope control 3 storey semi deta…

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$850,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$850,000

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$21,330

Cash in handS$446,254

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.