Newton 21

11 filed transactions · District 11 · CCR

Median, per square foot

2,260 psf

Observed range

$1,428 — $2,421 psf
S$2,700k median price

Freehold · 11 filed transactions

S$2,700k

Median price

Filed transactions

44%

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 $2,700,000Loan, 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 month10 months with a sale

Oct '21 · S$4,380kMar '26 · S$3,200k

The transactions behind those figures11 of 11

Nothing modelled — these are the filed sales.

110 sqm · floor 11-15Apartment · Resale · 2026-03

S$2,800,000$2365 psf

148 sqm · floor 21-25Apartment · Resale · 2026-03

S$3,600,000$2260 psf

99 sqm · floor 21-25Apartment · Resale · 2026-02

S$2,580,000$2421 psf

99 sqm · floor 11-15Apartment · Resale · 2025-08

S$2,480,000$2327 psf

224 sqm · floor 21-25Apartment · Resale · 2025-03

S$3,980,000$1651 psf

110 sqm · floor 06-10Apartment · Resale · 2024-12

S$2,700,000$2280 psf

99 sqm · floor 21-25Apartment · Resale · 2023-07

S$2,420,000$2271 psf

99 sqm · floor 06-10Apartment · Resale · 2023-02

S$2,380,000$2233 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 11, typical project+9.3%

Middle of 7 projects in District 11 that clear the bar — half fall between +4.1% and +14.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 11, 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$2,105	502
06-10	S$2,296	354
11-15	S$2,456	208
16-20	S$2,726	161
21-25	S$3,083	105
26-30	S$3,252	86

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

Newton

285m

Primary schools within 1km

nearest 620m

Primary schools · straight-line distance

Anglo-Chinese School (Junior)620m
St. Joseph'S Institution Junior653m
Anglo-Chinese School (Primary)663m

4 more between 1km and 2km

Farrer Park Primary School1.2km
St. Margaret'S School (Primary)1.4km
Singapore Chinese Girls' Primary School1.5km
CHIJ Primary (Toa Payoh)2.0km

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

Newton285m
Novena641m
Little India1.2km

Also nearby

Hawker centreNewton Food Centre346m
ParkCambridge Park722m
Other schoolsAnglo-Chinese School (Barker Road)739m

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 Newton 21Straight-line, not walking — what sits between two points is in no dataset here.

32projects within 300m

$2,004–$2,509the middle half, per sq ft

$2,217median of those sales

From 422 filed sales — the 20 most recent at each project, which is all this index keeps. 13 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Newton 18	102m	2026-08	21-25	57 sqm	$2,151
Newton Imperial	120m	2026-08	16-20	159 sqm	$2,103
10 Evelyn	140m	2026-08	01-05	54 sqm	$2,269
Gilstead Two	223m	2026-08	31-35	84 sqm	$2,577
Miro	239m	2026-08	21-25	116 sqm	$1,762
Kopar at Newton	244m	2026-08	21-25	64 sqm	$2,511
Kopar at Newton	244m	2026-08	06-10	64 sqm	$2,504
Landed · Buckley Road	272m	2026-08	—	363 sqm	$2,813
Trilight	78m	2026-07	11-15	101 sqm	$2,557
10 Evelyn	140m	2026-07	01-05	71 sqm	$1,701
26 Newton	156m	2026-07	06-10	44 sqm	$2,004
Rochelle at Newton	188m	2026-07	06-10	94 sqm	$2,001
Trilight	78m	2026-06	16-20	195 sqm	$2,349
Trilight	78m	2026-06	26-30	111 sqm	$2,635
Newton 18	102m	2026-06	06-10	86 sqm	$2,185
L'Viv	62m	2026-05	26-30	93 sqm	$2,328
L'Viv	62m	2026-05	06-10	92 sqm	$2,191

The 17 most recent are listed, out of 422 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-12-26	163m	261° W	30 storeys	Subdivision of land into 2 plots and strata subdivision of an existing residential flats development comprising of 1 b…

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$2,700,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,700,000

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$61,660

Cash in handS$2,255,924

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.