Provence Residence

140 filed transactions · District 27 · OCR

Median, per square foot
1,241 psf
Observed range
$1,039 — $1,616 psf
S$1,165k median price

99 yrs lease commencing from 2020 · 140 filed transactions

▲ 31.6% vs 12 months ago
S$1,165k
Median price
140
Filed transactions
46%
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 month22 months with a sale

Sep '21 · S$1,107kJun '26 · S$1,460k

The transactions behind those figures20 of 140

Nothing modelled — these are the filed sales.

86 sqm · floor 11-15Executive Condominium · Resale · 2026-06
S$1,460,000$1577 psf
86 sqm · floor 06-10Executive Condominium · New sale · 2025-07
S$1,496,000$1616 psf
82 sqm · floor 01-05Executive Condominium · New sale · 2025-01
S$1,351,000$1531 psf
97 sqm · floor 01-05Executive Condominium · New sale · 2024-11
S$1,518,000$1454 psf
86 sqm · floor 06-10Executive Condominium · New sale · 2024-10
S$1,436,000$1551 psf
86 sqm · floor 01-05Executive Condominium · New sale · 2024-05
S$1,398,000$1510 psf
97 sqm · floor 01-05Executive Condominium · New sale · 2024-01
S$1,528,000$1463 psf
82 sqm · floor 06-10Executive Condominium · New sale · 2024-01
S$1,308,000$1482 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 27, typical project+0.8%

Middle of 1 projects in District 27 that clear the bar — half fall between +0.8% and +0.8%. None came out negative in this set.

Every band in District 27, 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$1,2721,024
06-10S$1,298972
11-15S$1,311528
16-20S$1,3199

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
Canberra
588m
Primary schools within 1km
2
nearest 660m
Primary schools · straight-line distance
  • Wellington Primary School660m
  • Sembawang Primary School759m
6 more between 1km and 2km
  • Endeavour Primary School1.2km
  • Canberra Primary School1.3km
  • Northoaks Primary School1.7km
  • Chongfu School1.8km
  • Ahmad Ibrahim Primary School1.8km
  • Yishun 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
  • Canberra588m
  • Sembawang739m
Also nearby
  • Hawker centreBukit Canberra Hawker Centre473m
  • ParkBukit Canberra239m
  • Other schoolsSembawang Secondary School1.2km

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

2projects within 300m
$1,426–$1,562the middle half, per sq ft
$1,541median of those sales

From 25 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

ProjectAwayFiledFloorSizePSF
The Brownstone251m2026-0806-1085 sqm$1,612
The Brownstone251m2026-0806-1092 sqm$1,549
The Brownstone251m2026-0706-1085 sqm$1,601
The Brownstone251m2026-0706-1092 sqm$1,565
The Brownstone251m2026-0701-0591 sqm$1,552
The Brownstone251m2026-0701-0592 sqm$1,500
The Brownstone251m2026-0606-1087 sqm$1,570
The Brownstone251m2026-0601-0587 sqm$1,525
The Brownstone251m2026-0501-0592 sqm$1,472
The Brownstone251m2026-0401-05110 sqm$1,426
The Brownstone251m2026-0401-05101 sqm$1,537
The Brownstone251m2026-0401-0588 sqm$1,526

The 12 most recent are listed, out of 25 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.

The land under Provence Residence

HDB put this parcel out to tender and names Provence Residence as what was built on it. Everything below is from that tender: the dates, the winning price, and the number of bids received.

  1. Tender launched16 May 2019
  2. Tender closed3 Jul 20198 bids received
  3. Awarded11 Oct 2019MCC Land (Singapore) Pte Ltd
  4. Winning tenderS$233,890,000S$6,093 per sq m of gross floor area · S$566 per sq ft
Parcel
Sembawang E5 Canberra Link
Site area
16,690 sq m
Lease
99 yrs
Plot ratio
2.3
Gross floor area
38,387 sq m
Sold as
EC

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 11 Oct 2019 · 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 “Provence Residence”. 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$1,165,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,165,000
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$28,197
Cash in handS$754,387
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.