Reservoir Villas

2 filed transactions · District 14 · OCR

Median, per square foot

1,239 psf

Observed range

$1,086 — $1,393 psf
S$3,183k median price

99 yrs lease commencing from 1995 · 2 filed transactions

S$3,183k

Median price

Filed transactions

25%

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 $3,182,500Loan, 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 month2 months with a sale

Apr '24 · S$2,850kFeb '26 · S$3,515k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

234.5 sqmSemi-detached · Resale · 2026-02

S$3,515,000$1393 psf

243.9 sqmSemi-detached · Resale · 2024-04

S$2,850,000$1086 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 14, typical project+9%

Middle of 4 projects in District 14 that clear the bar — half fall between +4.9% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 14, 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$1,548	1,434
06-10	S$1,662	836
11-15	S$2,179	331
16-20	S$2,155	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

Kaki Bukit

633m

Primary schools within 1km

nearest 471m

Primary schools · straight-line distance

Telok Kurau Primary School471m
Maha Bodhi School639m

2 more between 1km and 2km

St. Stephen'S School1.7km
Damai Primary School1.7km

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

Kaki Bukit633m
Ubi783m
Kembangan1.2km

Also nearby

Hawker centreBedok Reservoir Road Blk 630878m
ParkJalan Singa Park143m
Other schoolsManjusri Secondary School628m

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

11projects within 300m

$1,450–$1,790the middle half, per sq ft

$1,548median of those sales

From 126 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Urban Treasures	128m	2026-08	06-10	59 sqm	$1,732
Euhabitat	193m	2026-08	01-05	51 sqm	$1,439
Euhabitat	193m	2026-08	01-05	88 sqm	$1,557
Euhabitat	193m	2026-08	—	314 sqm	$962
The Navian	217m	2026-08	01-05	62 sqm	$1,858
Tropika East	96m	2026-07	01-05	41 sqm	$1,681
Euhabitat	193m	2026-07	01-05	94 sqm	$1,491
Euhabitat	193m	2026-07	01-05	84 sqm	$1,526
Euhabitat	193m	2026-07	01-05	48 sqm	$1,448
Euhabitat	193m	2026-07	01-05	52 sqm	$1,381
Euhabitat	193m	2026-06	01-05	51 sqm	$1,366
Euhabitat	193m	2026-06	01-05	127 sqm	$1,478
Euhabitat	193m	2026-06	01-05	50 sqm	$1,403

The 13 most recent are listed, out of 126 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.

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 Reservoir Villas

HDB put this parcel out to tender and names Reservoir Villas as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

Tender launched26 Aug 1994
Tender closed27 Oct 19946 bids received
Awarded9 Dec 1994Habitat Properties Pte Ltd
Winning tenderS$12,000,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published

Parcel: Bedok S3b Jalan Eunos
Site area: 3,345 sq m
Lease: 99 yrs
Plot ratio: —
Gross floor area: Not published
Sold as: Condominium

Every bid — all 6, 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.
#	Tenderer	Bid	Behind the winner
1	Habitat Properties Pte Ltd	S$12,000,000	—
2	LKN Development Pte Ltd	S$11,700,000	S$300,000 · 2.5%
3	RDC Land Pte Ltd	S$10,000,055	S$1,999,945 · 16.7%
4	Seah Holding Pte Ltd	S$9,980,000	S$2,020,000 · 16.8%
5	Tacwealth Investments Pte Ltd	S$9,732,495	S$2,267,505 · 18.9%
6	Liang Huat Holding Pte Ltd	S$8,361,250	S$3,638,750 · 30.3%

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 9 Dec 1994 · 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 “Reservoir Villas”. 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$3,183,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,183,000

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$72,189

Cash in handS$2,728,395

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.