Rich.Residence

3 filed transactions · District 19 · OCR

Median, per square foot
883 psf
Observed range
$829 — $897 psf
S$3,460k median price

Freehold · 3 filed transactions

S$3,460k
Median price
3
Filed transactions
8%
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 month3 months with a sale

Feb '22 · S$3,250kFeb '26 · S$4,150k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

430 sqmStrata Terrace · Resale · 2026-02
S$4,150,000$897 psf
364 sqmStrata Terrace · Resale · 2025-04
S$3,460,000$883 psf
364 sqmStrata Terrace · Resale · 2022-02
S$3,250,000$829 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
460m
Primary schools within 1km
0
nearest 1.0km — outside the band
Primary schools · straight-line distance
10 more between 1km and 2km
  • Xinmin Primary School1.0km
  • Xinghua Primary School1.2km
  • Zhonghua Primary School1.3km
  • Rosyth School1.4km
  • Paya Lebar Methodist Girls' School (Primary)1.5km
  • Holy Innocents' Primary School1.5km
  • Montfort Junior School1.6km
  • Hougang Primary School1.7km
  • Yio Chu Kang Primary School1.8km
  • CHIJ Our Lady of Good Counsel2.0km
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
  • Kovan460m
  • Serangoon1.5km
  • Hougang1.5km
Also nearby
  • Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)659m
  • ParkRichards Ave PK191m
  • Other schoolsAnderson Serangoon Junior College731m

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

20projects within 300m
$1,329–$1,687the middle half, per sq ft
$1,487median of those sales

From 130 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Landed · Richards Avenue58m2026-08—323 sqm$1,566
Landed · Glasgow Road291m2026-08—364 sqm$1,909
21 Richards58m2026-0701-0597 sqm$1,532
Landed · Flower Road223m2026-07—143 sqm$2,300
Landed · Lowland Road274m2026-07—259 sqm$1,867
Landed · Glasgow Road291m2026-07—471 sqm$1,460
Bliss@kovan298m2026-0701-0557 sqm$1,467
Bliss@kovan298m2026-0701-0585 sqm$1,782
Landed · Richards Avenue58m2026-05—293 sqm$1,682
Landed · Flower Road223m2026-05—175 sqm$2,762
Landed · Glasgow Road291m2026-05—304 sqm$1,758
Isuites @ Palm293m2026-0501-0559 sqm$1,401
Landed · Richards Avenue58m2026-04—222 sqm$2,238
Landed · Richards Avenue58m2026-03—348 sqm$2,237
Landed · Richards Place63m2026-01—260 sqm$1,553
Landed · Teow Hock Avenue146m2025-12—216 sqm$2,681
Infinium39m2025-10—477 sqm$818
Infinium39m2025-09—464 sqm$828
21 Richards58m2025-0901-0598 sqm$1,479
Landed · Richards Place63m2025-08—314 sqm$1,258
Infinium39m2025-07—464 sqm$811

The 21 most recent are listed, out of 130 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.

2 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2024-01-12163m255° WSW3 storeysProposed new erection of a 3-storey envelope control intermediate terrace with attic and swimming pool on lot 00344x m…
2024-04-18302m260° W2 storeysProposed amendment to approved reconstruction to an existing 2-storey envelope control intermediate terrace dwelling h…
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$3,460,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$3,460,000
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$78,228
Cash in handS$2,999,356
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.