Pandan Valley

79 filed transactions · District 21 · RCR

Median, per square foot

1,448 psf

Observed range

$799 — $1,768 psf
S$3,100k median price

Freehold · 79 filed transactions

▲ 1.1% vs 12 months ago

S$3,100k

Median price

Filed transactions

67%

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 $3,100,000Loan, 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 month24 months with a sale

Sep '23 · S$3,950kJul '26 · S$2,780k

The transactions behind those figures20 of 79

Nothing modelled — these are the filed sales.

155 sqm · floor 11-15Condominium · Resale · 2026-07

S$2,780,000$1666 psf

122 sqm · floor 01-05Condominium · Resale · 2026-06

S$2,150,000$1637 psf

188 sqm · floor 01-05Condominium · Resale · 2026-05

S$3,100,000$1532 psf

238 sqm · floor 06-10Condominium · Resale · 2026-05

S$3,650,000$1425 psf

568 sqm · floor 16-20Condominium · Resale · 2026-04

S$5,200,000$851 psf

194 sqm · floor 06-10Condominium · Resale · 2026-04

S$3,500,000$1676 psf

109 sqm · floor 01-05Condominium · Resale · 2026-04

S$1,908,888$1627 psf

136 sqm · floor 01-05Condominium · Resale · 2026-02

S$2,188,888$1495 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-37.5%

Floors 16+ against floors 1–5, Pandan Valley only. Median S$904 psf up top from 10 sales, S$1,447 psf low down from 29.

District 21, typical project+8.5%

Middle of 6 projects in District 21 that clear the bar — half fall between +3.5% and +10.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 21, 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$1,940	1,526
06-10	S$2,097	997
11-15	S$2,457	382
16-20	S$2,582	276
21-25	S$2,642	185

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

Dover

842m

Primary schools within 1km

nearest 843m

Primary schools · straight-line distance

Henry Park Primary School843m

4 more between 1km and 2km

Pei Tong Primary School1.1km
Clementi Primary School1.6km
Methodist Girls' School (Primary)1.7km
Nan Hua Primary School1.8km

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

Dover842m
Clementi1.4km
King Albert Park1.9km

Also nearby

Hawker centreClementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre)880m
ParkHolland Green Linear Park287m
Other schoolsSchool of Science and Technology, Singapore773m

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

5projects within 300m

$1,924–$2,633the middle half, per sq ft

$2,184median of those sales

From 97 filed sales — the 20 most recent at each project, which is all this index keeps. 4 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Pinetree Hill	96m	2026-08	01-05	50 sqm	$2,341
Astor Green	161m	2026-08	11-15	142 sqm	$1,472
Montview	274m	2026-08	06-10	114 sqm	$2,111
Astor Green	161m	2026-07	06-10	99 sqm	$1,501
Nava Grove	234m	2026-07	21-25	73 sqm	$2,770
The Trizon	204m	2026-06	16-20	215 sqm	$2,109
Nava Grove	234m	2026-06	21-25	136 sqm	$2,686
The Trizon	204m	2026-05	01-05	205 sqm	$2,098
Nava Grove	234m	2026-05	16-20	73 sqm	$2,748
Nava Grove	234m	2026-05	21-25	136 sqm	$2,669
Nava Grove	234m	2026-05	21-25	136 sqm	$2,660
Nava Grove	234m	2026-05	21-25	65 sqm	$2,790
Pinetree Hill	96m	2026-04	16-20	161 sqm	$2,715
Pinetree Hill	96m	2026-04	21-25	72 sqm	$2,663
Pinetree Hill	96m	2026-04	21-25	74 sqm	$2,678
Pinetree Hill	96m	2026-03	21-25	113 sqm	$2,666
Pinetree Hill	96m	2026-03	21-25	113 sqm	$2,650
Pinetree Hill	96m	2026-03	21-25	113 sqm	$2,633
Pinetree Hill	96m	2026-03	01-05	113 sqm	$2,451
Pinetree Hill	96m	2026-03	01-05	161 sqm	$2,539
Pinetree Hill	96m	2026-03	21-25	72 sqm	$2,644

The 21 most recent are listed, out of 97 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.

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

Approved	Away	Bearing	Height	What
2024-07-11	350m	253° WSW	24 storeys	Proposed condominium housing development comprising 3 blocks of 24-storey residential building (total 552 units) with …
2024-12-23	350m	253° WSW	24 storeys	Proposed regularisation of gross floor area and amendment to the approved condominium housing development comprising 3…
2025-02-21	350m	253° WSW	24 storeys	Proposed condominium housing development comprising 3 blocks of 24-storey residential building (total 520 units) with …
2025-05-09	350m	253° WSW	24 storeys	Proposed amendment to the approved condominium housing development comprising 3 blocks of 24-storey residential buildi…
2025-12-04	350m	253° WSW	24 storeys	Proposed amendment to approved condominium housing development comprising 3 blocks of 24-storey residential builidng (…
2026-01-19	350m	253° WSW	24 storeys	Regularisation of gfa to proposed condominium housing development comprising 3 blocks of 24-storey residential buildin…

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$3,100,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,100,000

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$70,380

Cash in handS$2,647,204

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.