Princeton Vale

9 filed transactions · District 19 · OCR

Median, per square foot
1,376 psf
Observed range
$1,093 — $1,609 psf
S$2,750k median price

99 yrs lease commencing from 1996 · 9 filed transactions

S$2,750k
Median price
9
Filed transactions
38%
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 month9 months with a sale

Sep '21 · S$2,500kDec '25 · S$2,750k

The transactions behind those figures9 of 9

Nothing modelled — these are the filed sales.

158.8 sqmTerrace · Resale · 2025-12
S$2,750,000$1609 psf
224.1 sqmTerrace · Resale · 2024-12
S$3,320,000$1376 psf
211.2 sqmTerrace · Resale · 2024-09
S$2,800,000$1232 psf
152.5 sqmTerrace · Resale · 2024-01
S$2,628,000$1601 psf
152.5 sqmTerrace · Resale · 2023-11
S$2,520,000$1535 psf
158.8 sqmTerrace · Resale · 2023-08
S$2,400,000$1404 psf
286.1 sqmSemi-detached · Resale · 2023-07
S$3,450,000$1120 psf
227.3 sqmSemi-detached · Resale · 2022-11
S$2,930,000$1198 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 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, 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$1,5191,912
06-10S$1,5661,301
11-15S$1,5751,203
16-20S$1,691520
21-25S$2,58652

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
Kovan
1.0km
Primary schools within 1km
2
nearest 690m
Primary schools · straight-line distance
  • Xinmin Primary School690m
  • Rosyth School764m
7 more between 1km and 2km
  • Hougang Primary School1.2km
  • Zhonghua Primary School1.2km
  • Montfort Junior School1.4km
  • Yio Chu Kang Primary School1.4km
  • Xinghua Primary School1.7km
  • Holy Innocents' Primary School1.7km
  • CHIJ Our Lady of Good Counsel1.9km
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
  • Kovan1.0km
  • Hougang1.6km
  • Serangoon1.9km
Also nearby
  • Hawker centreCi Yuan Hawker Centre1.0km
  • ParkRichards Ave PK784m
  • Other schoolsBowen Secondary School383m

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

9projects within 300m
$1,306–$1,698the middle half, per sq ft
$1,482median of those sales

From 134 filed sales — the 20 most recent at each project, which is all this index keeps. 5 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Poh Huat Gardens254m2026-08—308 sqm$1,540
Park Villas150m2026-07—150 sqm$1,919
Terrasse258m2026-0701-05107 sqm$1,683
The Waterline267m2026-0701-0582 sqm$1,586
Parry Park101m2026-06—156 sqm$2,561
Park Villas150m2026-06—151 sqm$1,716
Terrasse258m2026-0601-05103 sqm$1,678
The Waterline267m2026-0601-05107 sqm$1,117
Terrasse258m2026-0501-05135 sqm$1,471
Terrasse258m2026-0401-0572 sqm$1,679
Terrasse258m2026-0401-0575 sqm$1,623
Terrasse258m2026-0401-0591 sqm$1,787
Parry Park101m2026-03—156 sqm$2,529
Park Villas150m2026-03—169 sqm$1,542
Fontaine Parry174m2026-0301-05135 sqm$1,569
Nouvelle Park144m2026-0201-05150 sqm$1,263
Nouvelle Park144m2026-0101-05105 sqm$1,575
Parry Park101m2025-12—334 sqm$1,392
Nouvelle Park144m2025-1101-05143 sqm$1,429
Park Villas150m2025-11—150 sqm$1,708
Park Villas150m2025-11—150 sqm$1,716

The 21 most recent are listed, out of 134 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2025-03-27179m250° WSW3 storeysProposed reconstruction of existing 2-storey corner terrace house with basement to 3-storey envelope control corner te…
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 Princeton Vale

HDB put this parcel out to tender and names Princeton Vale as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.

  1. Tender launched31 May 1996
  2. Tender closed25 Jul 19965 bids received
  3. Awarded6 Sep 1996Yeo Hiap Seng Ltd
  4. Winning tenderS$18,098,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Hougang S5b Poh Huat Road West
Site area
10,344 sq m
Lease
99 yrs
Plot ratio
—
Gross floor area
Not published
Sold as
Condominium
Every bid — all 5, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Yeo Hiap Seng LtdS$18,098,000—
2SSL Properties Pte LtdS$16,503,600S$1,594,400 · 8.8%
3Guthrie GTS LtdS$12,888,000S$5,210,000 · 28.8%
4Tacwealth Investments Pte LtdS$10,013,186S$8,084,814 · 44.7%
5Swee Hin Enterprise Gunny Bag (Pte) LtdS$8,629,980S$9,468,020 · 52.3%

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 6 Sep 1996 · 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 “Princeton Vale”. 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$2,750,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$2,750,000
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$62,750
Cash in handS$2,304,834
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.