Northoaks

133 filed transactions · District 25 · OCR

Median, per square foot
852 psf
Observed range
$583 — $1,041 psf
S$1,100k median price

99 yrs lease commencing from 1997 · 133 filed transactions

▲ 2.9% vs 12 months ago
S$1,100k
Median price
133
Filed transactions
54%
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$1,120kAug '26 · S$1,571k

The transactions behind those figures20 of 133

Nothing modelled — these are the filed sales.

231 sqm · floor 11-15Executive Condominium · Resale · 2026-08
S$2,042,222$821 psf
115 sqm · floor 01-05Executive Condominium · Resale · 2026-08
S$1,100,000$889 psf
113 sqm · floor 01-05Executive Condominium · Resale · 2026-07
S$1,100,000$904 psf
120 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,100,000$852 psf
116 sqm · floor 11-15Executive Condominium · Resale · 2026-06
S$1,235,000$989 psf
116 sqm · floor 11-15Executive Condominium · Resale · 2026-06
S$1,190,000$953 psf
113 sqm · floor 11-15Executive Condominium · Resale · 2026-05
S$1,115,000$917 psf
211 sqm · floor 11-15Executive Condominium · Resale · 2026-05
S$1,860,000$819 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 25, typical project+8.6%

Middle of 1 projects in District 25 that clear the bar — half fall between +8.6% and +8.6%. None came out negative in this set.

Every band in District 25, 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$1,103392
06-10S$1,105394
11-15S$1,050241

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
Admiralty
771m
Primary schools within 1km
3
nearest 522m
Primary schools · straight-line distance
  • Riverside Primary School522m
  • Greenwood Primary School641m
  • Admiralty Primary School758m
8 more between 1km and 2km
  • Canberra Primary School1.2km
  • Evergreen Primary School1.3km
  • Northoaks Primary School1.5km
  • Woodlands Ring Primary School1.5km
  • Endeavour Primary School1.6km
  • Sembawang Primary School1.6km
  • Woodlands Primary School1.9km
  • Wellington 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
  • Admiralty771m
  • Sembawang1.5km
Also nearby
  • Hawker centreKampung Admiralty Hawker Centre883m
  • ParkPark at Sembawang Alley1.5km
  • Other schoolsAdmiralty Secondary School431m

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

1project within 300m
$911–$975the middle half, per sq ft — all from one project
$949median of those sales

From 20 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Woodsvale128m2026-0811-15122 sqm$940
Woodsvale128m2026-0701-05119 sqm$964
Woodsvale128m2026-0506-10122 sqm$972
Woodsvale128m2026-0501-05126 sqm$911
Woodsvale128m2026-0511-15126 sqm$1,043
Woodsvale128m2026-0406-10114 sqm$978
Woodsvale128m2026-0206-10114 sqm$990
Woodsvale128m2026-0101-05126 sqm$876
Woodsvale128m2026-0101-05115 sqm$921
Woodsvale128m2026-0111-15115 sqm$966
Woodsvale128m2025-1201-05114 sqm$901
Woodsvale128m2025-1206-10119 sqm$906

The 12 most recent are listed, out of 20 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.

The land under Northoaks

HDB put this parcel out to tender and names Northoaks as what was built on it. Everything below is from that tender: the dates, the winning price, and the number of bids received.

  1. Tender launched27 Jun 1997
  2. Tender closed14 Aug 19974 bids received
  3. Awarded18 Sep 1997Hong Leong Holdings Ltd
  4. Winning tenderS$180,000,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Woodlands E2 Woodlands Avenue 7
Site area
33,000 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
Not published
Sold as
EC

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 18 Sep 1997 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Northoaks”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,100,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,100,000
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$26,780
Cash in handS$690,804
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.