Northwave
150 filed transactions · District 25 · OCR
S$1,238k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $1,237,500Loan, 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
Median price by month24 months with a sale
The transactions behind those figures20 of 150
Nothing modelled — these are the filed sales.
What the floor is worth
Floors 16+ against floors 1–5, Northwave only. Median S$1,325 psf up top from 6 sales, S$1,220 psf low down from 47.
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.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$1,103 | 392 |
| 06-10 | S$1,105 | 394 |
| 11-15 | S$1,050 | 241 |
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.
- Greenwood Primary School795m
9 more between 1km and 2km
- Canberra Primary School1.0km
- Riverside Primary School1.0km
- Sembawang Primary School1.2km
- Admiralty Primary School1.2km
- Endeavour Primary School1.4km
- Northoaks Primary School1.5km
- Wellington Primary School1.6km
- Woodlands Ring Primary School1.8km
- Evergreen Primary School1.8km
- Admiralty1.1km
- Sembawang1.2km
- Hawker centreKampung Admiralty Hawker Centre1.2km
- ParkPark at Sembawang Alley1.1km
- Other schoolsSembawang Secondary School705m
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
No other project with filed sales sits within 300m. That is a fact about this radius, not about the market — widen it above.
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.
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.
The land under Northwave
HDB put this parcel out to tender and names Northwave as what was built on it. Everything below is from that tender: the dates, the winning price, and the 7 bids that came in.
- Tender launched16 Dec 2014
- Tender closed12 Feb 20157 bids received
- Awarded23 Feb 2015Hao Yuan Investment Pte Ltd
- Winning tenderS$103,790,000S$2,992 per sq m of gross floor area · S$278 per sq ft
- Parcel
- Woodlands E7 Woodlands Avenue 12
- Site area
- 12,388 sq m
- Lease
- 99 yrs
- Plot ratio
- 2.8
- Gross floor area
- 34,687 sq m
- Sold as
- EC
Every bid — all 7, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Hao Yuan Investment Pte Ltd | S$103,790,000 | — |
| 2 | Allgreen Properties Limited | S$99,980,000 | S$3,810,000 · 3.7% |
| 3 | Lian Soon Holdings Pte Ltd | S$96,338,000 | S$7,452,000 · 7.2% |
| 4 | EL Development Pte Ltd | S$94,100,000 | S$9,690,000 · 9.3% |
| 5 | TTH Development Pte Ltd | S$93,716,736 | S$10,073,264 · 9.7% |
| 6 | Hoi Hup Realty Pte Ltd | S$92,450,000 | S$11,340,000 · 10.9% |
| 7 | KBD Ventures Pte. Ltd. | S$70,900,000 | S$32,890,000 · 31.7% |
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 23 Feb 2015 · 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 “Northwave”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.