Principal Garden
210 filed transactions · District 03 · RCR
S$1,600k 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 $1,600,000Loan, 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
Median price by month24 months with a sale
The transactions behind those figures20 of 210
Nothing modelled — these are the filed sales.
What the floor is worth
Floors 16+ against floors 1–5, Principal Garden only. Median S$2,060 psf up top from 81 sales, S$1,950 psf low down from 30.
Middle of 14 projects in District 03 that clear the bar — half fall between +5.9% and +15.7%. 2 came out negative — high floors sold for less in 2 of them.
Every band in District 03, 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$1,865 | 317 |
| 06-10 | S$1,985 | 382 |
| 11-15 | S$2,013 | 338 |
| 16-20 | S$2,141 | 313 |
| 21-25 | S$2,214 | 261 |
| 26-30 | S$2,352 | 221 |
| 31-35 | S$2,334 | 192 |
| 36-40 | S$2,355 | 178 |
| 41-45 | S$2,212 | 96 |
| 46-50 | S$3,266 | 20 |
| 51-55 | S$3,331 | 20 |
| 56-60 | S$3,439 | 20 |
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.
- Alexandra Primary School211m
- Zhangde Primary School971m on the 1km line
4 more between 1km and 2km
- Gan Eng Seng Primary School1.1km
- River Valley Primary School1.5km
- Queenstown Primary School1.7km
- Radin Mas Primary School1.9km
- Redhill699m
- Tiong Bahru846m
- Great World1.1km
- Hawker centreBeo Crescent Market638m
- ParkTiong Bahru PK545m
- Other schoolsGan Eng Seng School381m
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
From 151 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.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Jervois Lodge | 159m | 2026-08 | 01-05 | 115 sqm | $1,688 |
| One Jervois | 219m | 2026-07 | 06-10 | 139 sqm | $2,473 |
| Jervois Lodge | 159m | 2026-06 | 01-05 | 88 sqm | $1,920 |
| Alessandrea | 210m | 2026-06 | 06-10 | 102 sqm | $2,086 |
| Jervois Mansion | 140m | 2026-05 | 01-05 | 95 sqm | $2,934 |
| Jervois Mansion | 140m | 2026-05 | 01-05 | 76 sqm | $2,909 |
| Mon Jervois | 199m | 2026-05 | 01-05 | 58 sqm | $1,968 |
| Alessandrea | 210m | 2026-05 | 16-20 | 102 sqm | $1,986 |
| Alessandrea | 210m | 2026-05 | 01-05 | 102 sqm | $2,004 |
| Jervois Mansion | 140m | 2026-04 | 01-05 | 93 sqm | $3,022 |
| Jervois Mansion | 140m | 2026-03 | 01-05 | 143 sqm | $2,800 |
| Mon Jervois | 199m | 2026-03 | 01-05 | 57 sqm | $1,581 |
| Jervois Lodge | 159m | 2026-02 | 01-05 | 152 sqm | $1,834 |
| Mon Jervois | 199m | 2026-01 | 01-05 | 83 sqm | $1,992 |
| 38 Jervois | 192m | 2025-11 | 01-05 | 76 sqm | $2,200 |
| Jervois Mansion | 140m | 2025-10 | 01-05 | 70 sqm | $2,853 |
The 16 most recent are listed, out of 151 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.
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.
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.