Kembangan Villas
1 filed transactions · District 14 · OCR
S$5,800k, once
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $5,800,000Loan, 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
The transactions behind those figures1 of 1
Nothing modelled — these are the filed sales.
What the floor is worth
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.
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.
- St. Stephen'S School703m
- Telok Kurau Primary School860m
5 more between 1km and 2km
- Opera Estate Primary School1.3km
- Maha Bodhi School1.4km
- Damai Primary School1.6km
- Haig Girls' School1.7km
- CHIJ (Katong) Primary1.9km
- Kembangan281m
- Eunos1.2km
- Bedok North1.3km
- Hawker centreBedok Reservoir Road Blk 6301.0km
- ParkLorong Melayu Park435m
- Other schoolsManjusri Secondary School1.3km
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
From 53 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 |
|---|---|---|---|---|---|
| Astoria Park | 235m | 2026-08 | 01-05 | 79 sqm | $1,446 |
| Landed · Jalan Selamat | 280m | 2026-08 | — | 420 sqm | $1,657 |
| Astoria Park | 235m | 2026-06 | 01-05 | 122 sqm | $1,256 |
| Landed · Jalan Kembangan | 140m | 2026-05 | — | 242 sqm | $2,108 |
| Astoria Park | 235m | 2026-05 | 11-15 | 93 sqm | $1,419 |
| Astoria Park | 235m | 2026-05 | 06-10 | 79 sqm | $1,399 |
| Astoria Park | 235m | 2026-03 | 01-05 | 111 sqm | $1,255 |
| Astoria Park | 235m | 2026-02 | 01-05 | 79 sqm | $1,398 |
| Astoria Park | 235m | 2026-01 | 06-10 | 89 sqm | $1,386 |
| Landed · Jalan Senyum | 204m | 2025-12 | — | 161 sqm | $2,737 |
| Landed · Jalan Kembangan | 140m | 2025-11 | — | 305 sqm | $2,312 |
| Beau Vista | 200m | 2025-01 | — | 257 sqm | $1,048 |
The 12 most recent are listed, out of 53 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.
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.
3 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2024-01-15 | 332m | 267° W | 3 storeys | Proposed new erection of 3-storey envelop control intermediate terrace dwelling house with an attic and basement on lo… |
| 2025-11-28 | 373m | 249° WSW | 3 storeys | Proposed new erection of a 3 storey semi-detached house with an attic on lot mukim 23 - 03037x and mukim 23 - 06360n a… |
| 2026-02-23 | 373m | 249° WSW | 3 storeys | Proposed new erection of a 3 storey semi-detached house with an attic and a basement on lot mukim 23 - 03037x and muki… |
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.