Seasons Park
69 filed transactions · District 26 · OCR
S$1,325k 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 $1,325,000Loan, 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 69
Nothing modelled — these are the filed sales.
What the floor is worth
Floors 16+ against floors 1–5, Seasons Park only. Median S$995 psf up top from 3 sales, S$1,061 psf low down from 25.
Middle of 3 projects in District 26 that clear the bar — half fall between -6.3% and +11.8%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 26, 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$1,781 | 407 |
| 06-10 | S$2,079 | 294 |
| 11-15 | S$2,176 | 172 |
| 16-20 | S$2,275 | 116 |
| 21-25 | S$2,330 | 90 |
| 26-30 | S$2,383 | 45 |
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.
- Anderson Primary School256m
3 more between 1km and 2km
- Mayflower Primary School1.1km
- CHIJ St. Nicholas Girls' School1.4km
- Ang Mo Kio Primary School1.8km
- Lentor215m
- Yio Chu Kang695m
- Mayflower1.3km
- Hawker centreAng Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market)485m
- ParkTeacher'S Estate Park698m
- Other schoolsPresbyterian High School554m
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 50 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.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Castle Green | 268m | 2026-08 | 01-05 | 107 sqm | $1,414 |
| President Gardens | 167m | 2026-07 | — | 211 sqm | $2,005 |
| Far Horizon Gardens | 212m | 2026-07 | 01-05 | 120 sqm | $1,045 |
| Castle Green | 268m | 2026-05 | 11-15 | 131 sqm | $1,532 |
| Far Horizon Gardens | 212m | 2026-04 | 06-10 | 181 sqm | $1,078 |
| Castle Green | 268m | 2026-04 | 01-05 | 107 sqm | $1,441 |
| Castle Green | 268m | 2026-04 | 01-05 | 88 sqm | $1,372 |
| Castle Green | 268m | 2026-04 | 01-05 | 113 sqm | $1,283 |
| Castle Green | 268m | 2026-03 | 06-10 | 107 sqm | $1,389 |
| Castle Green | 268m | 2026-03 | 01-05 | 88 sqm | $1,446 |
| Castle Green | 268m | 2026-03 | 11-15 | 131 sqm | $1,525 |
| Castle Green | 268m | 2026-02 | 01-05 | 88 sqm | $1,375 |
| President Gardens | 167m | 2025-08 | — | 212 sqm | $2,043 |
| President Gardens | 167m | 2024-07 | — | 217 sqm | $1,496 |
| President Gardens | 167m | 2024-06 | — | 211 sqm | $1,822 |
| President Gardens | 167m | 2024-05 | — | 210 sqm | $1,973 |
| President Gardens | 167m | 2023-10 | — | 185 sqm | $1,900 |
| President Gardens | 167m | 2023-03 | — | 210 sqm | $1,594 |
| President Gardens | 167m | 2022-10 | — | 358 sqm | $1,379 |
| President Gardens | 167m | 2021-10 | — | 344 sqm | $1,182 |
| President Gardens | 167m | 2021-09 | — | 395 sqm | $994 |
The 21 most recent are listed, out of 50 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.
4 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2025-01-10 | 177m | 268° W | 3 storeys | Proposed erection of a 3-storey envelope control corner terrace dwelling house with an attic on lot 01851t mk 20 at 94… |
| 2025-06-24 | 177m | 268° W | 3 storeys | Proposed amendment to approved erection of a 3-storey envelope control corner terrace dwelling house with an attic on … |
| 2024-01-23 | 194m | 265° W | 3 storeys | Proposed reconstruction to a 3-storey envelope control intermediate terrace dwelling house with open roof terrace on l… |
| 2025-04-07 | 234m | 285° WNW | 3 storeys | Proposed new erection of a 3-storey envelope control corner terrace house with attic on lot 01873n mk20 at 38 lentor g… |
The land under Seasons Park
HDB put this parcel out to tender and names Seasons Park as what was built on it. Everything below is from that tender: the dates, the winning price, and the 2 bids that came in.
- Tender launched26 Aug 1994
- Tender closed27 Oct 19942 bids received
- Awarded9 Dec 1994Orchard Parade Land Pte Ltd/Pidemco Land Ltd
- Winning tenderS$131,132,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
- Parcel
- Ang Mo Kio S3 Yio Chu Kang Rd
- Site area
- 24,071 sq m
- Lease
- 99 yrs
- Plot ratio
- 2.8
- Gross floor area
- Not published
- Sold as
- Condominium
Every bid — all 2, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Orchard Parade Land Pte Ltd/Pidemco Land Ltd | S$131,132,000 | — |
| 2 | Windew Investment Pte Ltd/Richdeal Investment Pte Ltd | S$106,500,000 | S$24,632,000 · 18.8% |
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 “Seasons Park”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.