Ming Park

4 filed transactions · District 20 · RCR

Median, per square foot

2,098 psf

Observed range

$2,082 — $2,214 psf
S$7,950k median price

Freehold · 4 filed transactions

S$7,950k

Median price

Filed transactions

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 $7,950,444Loan, 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 month4 months with a sale

Feb '25 · S$7,721kAug '26 · S$9,100k

The transactions behind those figures4 of 4

Nothing modelled — these are the filed sales.

400.5 sqmSemi-detached · Resale · 2026-08

S$9,100,000$2111 psf

333.4 sqmSemi-detached · Resale · 2026-04

S$7,480,000$2084 psf

343.2 sqmSemi-detached · Resale · 2025-12

S$8,180,000$2214 psf

344.5 sqmSemi-detached · Resale · 2025-02

S$7,720,888$2082 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 20, typical project+7.2%

Middle of 13 projects in District 20 that clear the bar — half fall between +3.9% and +11.6%. 2 came out negative — high floors sold for less in 2 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$1,613	380
06-10	S$1,765	393
11-15	S$1,823	324
16-20	S$1,843	290
21-25	S$1,982	119
26-30	S$1,892	86
31-35	S$1,991	53
36-40	S$1,899	12

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

Bishan

364m

Primary schools within 1km

nearest 192m

Primary schools · straight-line distance

Catholic High School192m

10 more between 1km and 2km

Kuo Chuan Presbyterian Primary School1.1km
Townsville Primary School1.1km
Teck Ghee Primary School1.4km
Marymount Convent School1.7km
Ai Tong School1.7km
First Toa Payoh Primary School1.8km
Kheng Cheng School1.8km
St. Gabriel'S Primary School1.9km
Ang Mo Kio Primary School1.9km
CHIJ Our Lady of Good Counsel2.0km

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

Bishan364m
Marymount968m
Upper Thomson1.4km

Also nearby

Hawker centreShunfu Road Blk 320 (Shunfu Mart)1.1km
ParkKallang Linear Park1.1km
Other schoolsWhitley Secondary School457m

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

4projects within 300m

$1,716–$2,917the middle half, per sq ft

$1,915median of those sales

From 23 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Landed · Jalan Berjaya	154m	2026-08	—	262 sqm	$3,195
Landed · Jalan Berjaya	154m	2026-07	—	262 sqm	$3,177
Thomson Rise Estate	204m	2026-07	—	493 sqm	$2,355
Choon Sing Garden	93m	2026-06	—	260 sqm	$2,394
Landed · Jalan Berjaya	154m	2026-05	—	260 sqm	$3,125
Thomson Rise Estate	204m	2025-10	—	520 sqm	$1,836
Thomson Rise Estate	204m	2025-09	—	521 sqm	$2,338
Landed · Jalan Berjaya	154m	2025-06	—	260 sqm	$3,124
Thomson Rise Estate	204m	2025-05	—	557 sqm	$1,382
Thomson Rise Estate	204m	2024-12	—	557 sqm	$1,717
Landed · Jalan Binchang	200m	2024-11	—	269 sqm	$1,979
Landed · Jalan Berjaya	154m	2024-10	—	260 sqm	$2,968
Landed · Jalan Berjaya	154m	2024-09	—	520 sqm	$1,687
Landed · Jalan Berjaya	154m	2024-07	—	261 sqm	$2,917
Choon Sing Garden	93m	2024-02	—	351 sqm	$1,851
Choon Sing Garden	93m	2022-10	—	346 sqm	$1,773
Choon Sing Garden	93m	2022-06	—	259 sqm	$1,896

The 17 most recent are listed, out of 23 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.

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
2026-06-11	172m	264° W	2 storeys	Proposed erection of 2 units of 2-storey envelope control semi-detached dwelling house with attic and swimming pool on…
2025-02-13	211m	265° W	2 storeys	Proposed new erection of 2 units of 2-storey envelope control semi-detached dwelling houses with attic and swimming po…
2024-06-05	238m	255° WSW	2 storeys	Proposed new erection of a pair of 2- storey envelope control semi-detached dwelling house with basement, swimming poo…
2025-04-24	238m	255° WSW	2 storeys	Proposed amendment to the approved new erection of a pair of 2- storey envelope control semi-detached dwelling house w…
2026-03-19	238m	255° WSW	—	Proposed land subdivision of lot 99951w mk 18 at 7b jalan berjaya into 2 plots (bishan planning area)
2024-04-12	368m	263° W	2 storeys	Proposed erection of a 2-storey envelope control intermediate terrace dwelling house with mezzanine and attic on lot 0…

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$7,950,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$7,950,000

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$176,110

Cash in handS$7,391,474

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.