Limau Villas

13 filed transactions · District 16 · OCR

Median, per square foot

1,394 psf

Observed range

$1,138 — $1,817 psf
S$2,420k median price

99 yrs lease commencing from 1996 · 13 filed transactions

▲ 50.4% vs 12 months ago

S$2,420k

Median price

Filed transactions

49%

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 $2,420,000Loan, 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 month13 months with a sale

Mar '22 · S$1,950kMay '26 · S$3,364k

The transactions behind those figures13 of 13

Nothing modelled — these are the filed sales.

172 sqmTerrace · Resale · 2026-05

S$3,363,888$1817 psf

160.1 sqmTerrace · Resale · 2025-10

S$2,788,000$1618 psf

220.3 sqmTerrace · Resale · 2025-08

S$2,743,000$1157 psf

200 sqmTerrace · Resale · 2025-02

S$2,450,000$1138 psf

150 sqmTerrace · Resale · 2024-10

S$2,400,000$1486 psf

150 sqmTerrace · Resale · 2024-09

S$2,718,000$1683 psf

150 sqmTerrace · Resale · 2023-12

S$2,420,000$1499 psf

150 sqmTerrace · Resale · 2023-10

S$2,300,000$1425 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 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +2.5% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, 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$1,356	1,287
06-10	S$1,467	754
11-15	S$1,441	554
16-20	S$1,337	114
21-25	S$1,424	87
26-30	S$1,470	68

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

Tanah Merah

507m

Primary schools within 1km

nearest 888m

Primary schools · straight-line distance

Temasek Primary School888m

4 more between 1km and 2km

Bedok Green Primary School1.3km
St. Anthony'S Canossian Primary School1.5km
Changkat Primary School1.8km
Red Swastika School2.0km

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

Tanah Merah507m
Bayshore1.5km
Expo1.8km

Also nearby

Hawker centreBedok Food Centre792m
ParkSea Breeze Garden Park1.5km
Other schoolsBedok South Secondary School155m

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

8projects within 300m

$1,296–$2,107the middle half, per sq ft

$1,691median of those sales

From 46 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Bedokville	126m	2026-07	—	606 sqm	$1,150
Landed · Bedok Rise	252m	2026-07	—	321 sqm	$1,449
Bedokville	126m	2026-05	—	357 sqm	$1,768
Lucky Hill	203m	2026-05	—	471 sqm	$2,107
Lucky Hill	203m	2026-05	—	157 sqm	$2,363
Landed · Bedok Terrace	236m	2026-04	—	251 sqm	$1,576
Bedokville	126m	2026-02	—	320 sqm	$1,450
Bedokville	126m	2025-12	—	322 sqm	$1,498
Bedokville	126m	2025-12	—	332 sqm	$1,918
Lucky Hill	203m	2025-11	—	176 sqm	$1,952
Excelsior Gardens	271m	2025-11	—	292 sqm	$1,728
English Villas	212m	2025-08	—	690 sqm	$512
Bedokville	126m	2025-05	—	340 sqm	$1,691
Bedokville	126m	2025-05	—	402 sqm	$1,411
Kew Cottages	121m	2025-04	—	412 sqm	$1,422
Bedokville	126m	2025-04	—	309 sqm	$1,498
Bedokville	126m	2025-02	—	580 sqm	$1,122
Bedokville	126m	2024-05	—	163 sqm	$2,226
Bedokville	126m	2024-04	—	325 sqm	$1,500

The 19 most recent are listed, out of 46 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 06:00 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.

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

Approved	Away	Bearing	Height	What
2024-01-26	124m	284° WNW	2 storeys	Proposed erection of a 2-storey envelope control semi-detached dwelling house with attic and swimming pool
2025-11-19	185m	262° W	2 storeys	Erection of a 2-storey envelope control semi-detached dwelling house with an attic on mk 27 lot 02629v at 49 jalan lim…
2025-02-18	200m	293° WNW	2 storeys	Proposed erection of a 2-storey envelope control corner terrace dwelling house with mezzanine, attic & basement on lot…
2026-01-12	229m	287° WNW	2 storeys	Proposed reconstruction of the existing 2-storey intermediate terrace dwelling house to a 2-storey envelope control in…
2025-12-18	259m	275° W	2 storeys	Proposed new erection of a 2-storey envelope control semi detached dwelling house with a mezzanine and an attic on lot…
2024-02-27	313m	261° W	2 storeys	Proposed reconstruction of a 2-storey envelope control semi-detached dwelling house

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$2,420,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,420,000

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$55,556

Cash in handS$1,982,028

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.