Oak Villas

2 filed transactions · District 10 · CCR

Median, per square foot

2,466 psf

Observed range

$2,326 — $2,607 psf
S$11,090k median price

Freehold · 2 filed transactions

S$11,090k

Median price

Filed transactions

11%

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 $11,090,000Loan, 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 month2 months with a sale

Jun '23 · S$11,600kNov '25 · S$10,580k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

422.6 sqmDetached · Resale · 2025-11

S$10,580,000$2326 psf

413.4 sqmDetached · Resale · 2023-06

S$11,600,000$2607 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.

Storeys	Median psf	Filed sales
01-05	S$2,265	1,751
06-10	S$2,648	991
11-15	S$2,537	514
16-20	S$2,138	270
21-25	S$2,218	175
26-30	S$2,081	101
31-35	S$2,089	55

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

Sixth Avenue

567m

Primary schools within 1km

nearest 959m

Primary schools · straight-line distance

Methodist Girls' School (Primary)959m on the 1km line

3 more between 1km and 2km

Raffles Girls' Primary School1.7km
Henry Park Primary School1.7km
Pei Hwa Presbyterian 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

Sixth Avenue567m
King Albert Park1.0km
Tan Kah Kee1.9km

Also nearby

ParkMaple Lane Park120m
Other schoolsMethodist Girls' School (Secondary)959m

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.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Oak VillasStraight-line, not walking — what sits between two points is in no dataset here.

10projects within 300m

$1,050–$2,568the middle half, per sq ft

$1,996median of those sales

From 78 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Eden Park	85m	2026-08	—	300 sqm	$3,054
Lucky Park	252m	2026-08	—	388 sqm	$2,158
Landed · Cypress Avenue	124m	2026-07	—	243 sqm	$3,140
Illoura	192m	2026-06	01-05	388 sqm	$1,413
Illoura	192m	2026-06	01-05	394 sqm	$1,403
Villa Azura	248m	2026-06	01-05	139 sqm	$1,671
Eleven @ Holland	248m	2026-05	01-05	347 sqm	$888
Illoura	192m	2026-02	01-05	423 sqm	$1,302
Eden Park	85m	2025-12	—	295 sqm	$4,461
Landed · Cypress Avenue	124m	2025-10	—	242 sqm	$3,001
Eden Park	85m	2025-09	—	295 sqm	$2,343
Illoura	192m	2025-09	01-05	392 sqm	$1,408
Eden Park	85m	2025-07	—	290 sqm	$3,588
Landed · Garlick Avenue	165m	2025-06	—	870 sqm	$1,996
Illoura	192m	2025-05	01-05	398 sqm	$1,401

The 15 most recent are listed, out of 78 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.

4 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-01-30	67m	247° WSW	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with an attic, annex and a swimming pool …
2026-01-30	67m	247° WSW	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with an attic, annex and a swimming pool
2025-02-13	149m	253° WSW	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with swimming pool
2025-08-11	149m	253° WSW	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with swimming pool …

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$11,090,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$11,090,000

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$244,562

Cash in handS$10,463,022

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.