Peirce View

7 filed transactions · District 20 · OCR

Median, per square foot
1,381 psf
Observed range
$1,239 — $1,493 psf
S$1,290k median price

Freehold · 7 filed transactions

S$1,290k
Median price
7
Filed transactions
18%
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 month6 months with a sale

May '23 · S$1,260kJul '26 · S$1,398k

The transactions behind those figures7 of 7

Nothing modelled — these are the filed sales.

87 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,398,000$1493 psf
90 sqm · floor 01-05Condominium · Resale · 2025-05
S$1,400,000$1445 psf
87 sqm · floor 01-05Condominium · Resale · 2025-02
S$1,290,000$1378 psf
93 sqm · floor 01-05Condominium · Resale · 2025-02
S$1,455,000$1453 psf
74 sqm · floor 01-05Condominium · Resale · 2024-10
S$1,100,000$1381 psf
90 sqm · floor 01-05Condominium · Resale · 2024-02
S$1,200,000$1239 psf
90 sqm · floor 01-05Condominium · Resale · 2023-05
S$1,260,000$1301 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 20, typical project+7.2%

Middle of 13 projects in District 20 that clear the bar — half fall between +3.9% and +11.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 20, 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$1,613380
06-10S$1,765393
11-15S$1,823324
16-20S$1,843290
21-25S$1,982119
26-30S$1,89286
31-35S$1,99153
36-40S$1,89912

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
Mayflower
902m
Primary schools within 1km
1
nearest 702m
Primary schools · straight-line distance
  • CHIJ St. Nicholas Girls' School702m
3 more between 1km and 2km
  • Ang Mo Kio Primary School1.3km
  • Ai Tong School1.4km
  • Mayflower 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
  • Mayflower902m
  • Bright Hill1.0km
  • Lentor1.7km
Also nearby
  • Hawker centreSembawang Hills Food Centre (Jalan Leban Food Centre)112m
  • ParkLeban Park146m
  • Other schoolsPeirce Secondary School610m

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

4projects within 300m
$1,800–$1,928the middle half, per sq ft
$1,870median of those sales

From 37 filed sales — the 20 most recent at each project, which is all this index keeps.

ProjectAwayFiledFloorSizePSF
Lattice One109m2026-0701-0580 sqm$1,800
Landed · Old Upper Thomson Road195m2026-07—225 sqm$1,716
Landed · Old Upper Thomson Road195m2026-04—208 sqm$1,786
Adana @ Thomson252m2026-0301-0552 sqm$1,965
Landed · Upper Thomson Road109m2025-12—158 sqm$1,949
Landed · Upper Thomson Road109m2025-05—158 sqm$1,813
Lattice One109m2025-0401-0578 sqm$2,144
Lattice One109m2024-0601-0595 sqm$1,993
Landed · Upper Thomson Road109m2024-05—242 sqm$1,576
Lattice One109m2024-0301-0580 sqm$2,050
Adana @ Thomson252m2023-1201-0567 sqm$1,914
Adana @ Thomson252m2023-1201-05107 sqm$1,928
Landed · Old Upper Thomson Road195m2022-11—433 sqm$730
Landed · Upper Thomson Road109m2022-05—169 sqm$1,696
Lattice One109m2022-0101-0578 sqm$1,916

The 15 most recent are listed, out of 37 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.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,290,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,290,000
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$30,922
Cash in handS$876,662
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.