M5

24 filed transactions · District 10 · CCR

Median, per square foot
2,090 psf
Observed range
$1,698 — $2,452 psf
S$1,324k median price

Freehold · 24 filed transactions

▼ 5.4% vs 12 months ago
S$1,324k
Median price
24
Filed transactions
36%
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 month17 months with a sale

Apr '22 · S$1,060kJun '26 · S$920k

The transactions behind those figures20 of 24

Nothing modelled — these are the filed sales.

44 sqm · floor 06-10Apartment · Resale · 2026-06
S$920,000$1943 psf
94 sqm · floor 11-15Apartment · Resale · 2025-12
S$1,718,000$1698 psf
70 sqm · floor 01-05Apartment · Resale · 2025-11
S$1,535,000$2037 psf
69 sqm · floor 06-10Apartment · Resale · 2025-10
S$1,566,300$2109 psf
41 sqm · floor 06-10Apartment · Resale · 2025-08
S$935,000$2119 psf
69 sqm · floor 11-15Apartment · Resale · 2025-03
S$1,590,000$2141 psf
70 sqm · floor 11-15Apartment · Resale · 2025-02
S$1,600,000$2124 psf
69 sqm · floor 06-10Apartment · Resale · 2025-01
S$1,548,000$2084 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 10, typical project+3.1%

Middle of 17 projects in District 10 that clear the bar — half fall between -0.9% and +8.6%. 6 came out negative — high floors sold for less in 6 of them.

Every band in District 10, 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$2,2651,751
06-10S$2,648991
11-15S$2,537514
16-20S$2,138270
21-25S$2,218175
26-30S$2,081101
31-35S$2,08955

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
Great World
466m
Primary schools within 1km
2
nearest 689m
Primary schools · straight-line distance
  • Alexandra Primary School689m
  • River Valley Primary School790m
2 more between 1km and 2km
  • Zhangde Primary School1.3km
  • Gan Eng Seng 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
  • Great World466m
  • Orchard822m
  • Havelock837m
Also nearby
  • Hawker centreZion Riverside Food Centre451m
  • ParkKim Seng PK689m
  • Other schoolsGan Eng Seng School929m

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

29projects within 300m
$1,869–$2,255the middle half, per sq ft
$2,016median of those sales

From 328 filed sales — the 20 most recent at each project, which is all this index keeps. 8 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Mutiara View53m2026-0811-15105 sqm$2,500
Stellar Rv74m2026-0801-0557 sqm$1,548
Kellock Lodge127m2026-0806-1083 sqm$2,104
Rv Residences155m2026-0806-1064 sqm$2,491
Loft @ Nathan189m2026-0801-0543 sqm$1,959
Valley Park216m2026-0801-05154 sqm$2,232
The Montana67m2026-0701-0557 sqm$2,005
Stellar Rv74m2026-0706-1087 sqm$1,687
Rv Residences155m2026-0701-0564 sqm$2,468
Valley Park216m2026-0711-15113 sqm$2,384
Tiara244m2026-0716-20119 sqm$2,676
Tiara244m2026-0716-2083 sqm$2,407
Rv Suites61m2026-0601-0563 sqm$1,556
Rv Edge122m2026-0606-1099 sqm$1,577
Mutiara View53m2026-0506-10125 sqm$2,341
The Aston114m2026-0506-1060 sqm$1,928

The 16 most recent are listed, out of 328 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$1,324,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,324,000
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$31,663
Cash in handS$909,921
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.