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+7.6%
Floors 16+ against floors 1–5, Lakeview Estate only. Median S$1,076 psf up top from 17 sales, S$1,000 psf low down from 11.
District 20, typical project+7.6%
Middle of 5 projects in District 20 that clear the bar — half fall between +1.2% and +7.9%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 20, 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$1,750
371
06-10
S$2,007
176
11-15
S$2,048
168
16-20
S$2,104
185
21-25
S$2,177
112
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.
Where the money actually goes
Drag the sale price. Everything moves.
Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,660,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,660,000
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$38,988
Cash in handS$1,238,596
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%.