Livia

162 filed transactions · District 18 · OCR

Median, per square foot
1,174 psf
Observed range
$915 — $1,474 psf
S$1,528k median price

99 yrs lease commencing from 2008 · 162 filed transactions

▲ 7.4% vs 12 months ago
S$1,528k
Median price
162
Filed transactions
48%
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
I own this

Median price by month24 months with a sale

Jun '24 · S$1,726kAug '26 · S$2,200k

The transactions behind those figures20 of 162

Nothing modelled — these are the filed sales.

143 sqm · floor 01-05Condominium · Resale · 2026-08
S$2,200,000$1429 psf
125 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,780,000$1323 psf
123 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,750,000$1322 psf
143 sqm · floor 11-15Condominium · Resale · 2026-07
S$2,268,888$1474 psf
143 sqm · floor 11-15Condominium · Resale · 2026-07
S$2,260,000$1468 psf
125 sqm · floor 11-15Condominium · Resale · 2026-07
S$1,860,000$1382 psf
85 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,250,000$1366 psf
131 sqm · floor 01-05Condominium · Resale · 2026-06
S$1,828,888$1297 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+4.3%

Floors 16+ against floors 1–5, Livia only. Median S$1,201 psf up top from 4 sales, S$1,151 psf low down from 64.

District 18, typical project+4.3%

Middle of 6 projects in District 18 that clear the bar — half fall between -5.4% and +4.4%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 18, 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.

StoreysMedian psfFiled sales
01-05S$1,2891,915
06-10S$1,4031,716
11-15S$1,445950
16-20S$1,21044

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
Pasir Ris
743m
Primary schools within 1km
3
nearest 338m
Primary schools · straight-line distance
  • Elias Park Primary School338m
  • Park View Primary School580m
  • Meridian Primary School885m
5 more between 1km and 2km
  • Angsana Primary School1.1km
  • Tampines North Primary School1.6km
  • Casuarina Primary School1.6km
  • Poi Ching School1.9km
  • Gongshang 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
  • Pasir Ris743m
  • Tampines1.9km
Also nearby
  • Hawker centreTampines North Hawker Centre865m
  • ParkSG Api Api PK758m
  • Other schoolsTampines Meridian Junior College709m

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

4projects within 300m
$1,384–$1,455the middle half, per sq ft
$1,414median of those sales

From 50 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.

ProjectAwayFiledFloorSizePSF
Nv Residences178m2026-0801-0547 sqm$1,512
Belysa128m2026-0711-15124 sqm$1,424
Belysa128m2026-0701-0590 sqm$1,455
Belysa128m2026-0711-1598 sqm$1,498
Elias Terrace141m2026-07—150 sqm$2,323
Nv Residences178m2026-0711-1569 sqm$1,454
Nv Residences178m2026-0701-05135 sqm$1,431
Nv Residences178m2026-0711-15101 sqm$1,564
Belysa128m2026-0506-1077 sqm$1,412
Belysa128m2026-0511-15124 sqm$1,349
Nv Residences178m2026-0506-1069 sqm$1,414
Nv Residences178m2026-0511-15114 sqm$1,467

The 12 most recent are listed, out of 50 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°

NESW

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.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

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$1,528,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,528,000
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$36,110
Cash in handS$1,109,474
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.