Sanford Park

7 filed transactions · District 19 · OCR

Median, per square foot

2,178 psf

Observed range

$1,288 — $2,705 psf
S$4,089k median price

Freehold · 7 filed transactions

S$4,089k

Median price

Filed transactions

65%

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 $4,088,888Loan, 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 month7 months with a sale

Apr '22 · S$4,020kApr '26 · S$4,388k

The transactions behind those figures7 of 7

Nothing modelled — these are the filed sales.

150.7 sqmTerrace · Resale · 2026-04

S$4,388,000$2705 psf

274.4 sqmTerrace · Resale · 2025-06

S$5,250,000$1777 psf

150.3 sqmTerrace · Resale · 2024-11

S$3,880,000$2398 psf

353.5 sqmTerrace · Resale · 2024-08

S$4,900,000$1288 psf

174.4 sqmTerrace · Resale · 2023-07

S$4,088,888$2178 psf

150.1 sqmTerrace · Resale · 2023-05

S$3,768,000$2332 psf

225.4 sqmTerrace · Resale · 2022-04

S$4,020,000$1657 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.

Storeys	Median psf	Filed sales
01-05	S$1,519	1,912
06-10	S$1,566	1,301
11-15	S$1,575	1,203
16-20	S$1,691	520
21-25	S$2,586	52

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

Serangoon

866m

Primary schools within 1km

nearest 644m

Primary schools · straight-line distance

Zhonghua Primary School644m

8 more between 1km and 2km

CHIJ Our Lady of Good Counsel1.2km
Yangzheng Primary School1.3km
Paya Lebar Methodist Girls' School (Primary)1.5km
Rosyth School1.6km
Xinghua Primary School1.7km
Xinmin Primary School1.7km
St. Gabriel'S Primary School1.7km
Maris Stella High School1.9km

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

Serangoon866m
Kovan1.0km
Lorong Chuan1.4km

Also nearby

Hawker centreSerangoon Garden Market1.1km
ParkBoundary Road Park468m
Other schoolsPeicai Secondary School595m

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

24projects within 300m

$1,265–$2,041the middle half, per sq ft

$1,544median of those sales

From 127 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.

Project	Away	Filed	Floor	Size	PSF
Residences @ Jansen	235m	2026-08	01-05	150 sqm	$1,381
Jansen House	227m	2026-07	01-05	95 sqm	$2,019
Landed · Hillside Drive	239m	2026-07	—	217 sqm	$2,950
Jansen House	227m	2026-05	01-05	96 sqm	$2,032
Jansen House	227m	2026-05	01-05	94 sqm	$2,151
Landed · Hillside Drive	239m	2026-04	—	163 sqm	$3,362
Landed · Eaton Place	267m	2026-04	—	204 sqm	$2,260
D'Hiro@hillside	204m	2026-03	01-05	103 sqm	$1,407
Landed · Chiap Guan Avenue	272m	2026-03	—	177 sqm	$3,168
Jansen 28	299m	2026-03	01-05	113 sqm	$1,289
Landed · Lange Road	165m	2026-02	—	579 sqm	$1,123
Jansen House	227m	2026-02	01-05	115 sqm	$2,073
Residences Botanique	149m	2025-12	01-05	82 sqm	$1,660
Fortuna Hill	158m	2025-12	—	183 sqm	$2,034
Landed · Sirat Road	179m	2025-12	—	228 sqm	$3,007
Landed · Sirat Road	179m	2025-12	—	173 sqm	$3,289
Residences Botanique	149m	2025-09	01-05	107 sqm	$1,545
Fortuna Hill	158m	2025-09	—	173 sqm	$2,234
Landed · Lange Road	165m	2025-09	—	325 sqm	$1,799
Residences Botanique	149m	2025-07	01-05	96 sqm	$1,548
Residences Botanique	149m	2025-07	01-05	110 sqm	$1,647
Yio Chu Kang Terrace	77m	2024-10	—	204 sqm	$2,143
Landed · Sirat Road	179m	2024-10	—	228 sqm	$1,548

The 23 most recent are listed, out of 127 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.

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

Approved	Away	Bearing	Height	What
2024-02-08	315m	293° WNW	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with an attic, a ba…
2024-08-06	315m	293° WNW	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with an attic, a ba…
2025-03-06	315m	293° WNW	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with an attic, a basement and a swimming …

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$4,089,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,089,000

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$91,940

Cash in handS$3,614,644

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.