Kembangan Plaza

3 filed transactions · District 14 · OCR

Median, per square foot

1,246 psf

Observed range

$1,149 — $1,563 psf
S$1,380k median price

Freehold · 3 filed transactions

S$1,380k

Median price

Filed transactions

33%

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 $1,380,000Loan, 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 month3 months with a sale

Apr '22 · S$1,100kMar '26 · S$1,380k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

82 sqm · floor 01-05Apartment · Resale · 2026-03

S$1,380,000$1563 psf

182 sqm · floor 01-05Apartment · Resale · 2024-01

S$2,250,000$1149 psf

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

S$1,100,000$1246 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 14, typical project+9%

Middle of 4 projects in District 14 that clear the bar — half fall between +4.9% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 14, 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$1,548	1,434
06-10	S$1,662	836
11-15	S$2,179	331
16-20	S$2,155	185

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

Kembangan

70m

Primary schools within 1km

nearest 542m

Primary schools · straight-line distance

St. Stephen'S School542m

8 more between 1km and 2km

Telok Kurau Primary School1.2km
Opera Estate Primary School1.2km
Haig Girls' School1.4km
Maha Bodhi School1.6km
CHIJ (Katong) Primary1.6km
Tao Nan School1.7km
Ngee Ann Primary School1.7km
Damai 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

Kembangan70m
Eunos1.1km
Marine Terrace1.5km

Also nearby

Hawker centreEunos Crescent Blk 4A932m
ParkLorong Melayu Park546m
Other schoolsManjusri Secondary School1.4km

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

20projects within 300m

$1,301–$1,673the middle half, per sq ft

$1,447median of those sales

From 141 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
Astoria Park	162m	2026-08	01-05	79 sqm	$1,446
Astoria Park	162m	2026-06	01-05	122 sqm	$1,256
Kembangan Suites	26m	2026-05	01-05	39 sqm	$1,787
Kembangan Court	92m	2026-05	01-05	83 sqm	$1,399
The Trumps	101m	2026-05	06-10	120 sqm	$1,703
The Trumps	101m	2026-05	11-15	126 sqm	$1,890
Astoria Park	162m	2026-05	11-15	93 sqm	$1,419
Astoria Park	162m	2026-05	06-10	79 sqm	$1,399
Landed · Jalan Kembangan	259m	2026-05	—	242 sqm	$2,108
D'Oasia	276m	2026-05	01-05	50 sqm	$1,635
The Lenox	277m	2026-04	01-05	110 sqm	$1,360
The Trumps	101m	2026-03	01-05	120 sqm	$1,614
The Trumps	101m	2026-03	11-15	91 sqm	$1,868
Astoria Park	162m	2026-03	01-05	111 sqm	$1,255
The Trumps	101m	2026-02	11-15	120 sqm	$1,802

The 15 most recent are listed, out of 141 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.

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

Approved	Away	Bearing	Height	What
2024-08-06	219m	260° W	3 storeys	Proposed amendment to approved new erection of a 3-storey envelope control corner terrace dwelling house with basement…
2024-08-06	319m	248° WSW	—	Proposed subdivision of land into 10 plots

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$1,380,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,380,000

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$32,884

Cash in handS$964,700

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.