Sin Chuan Garden

17 filed transactions · District 14 · OCR

Median, per square foot

1,776 psf

Observed range

$1,270 — $2,570 psf
S$4,308k median price

Freehold · 17 filed transactions

▲ 39.5% vs 12 months ago

S$4,308k

Median price

Filed transactions

73%

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 $4,308,000Loan, 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

I own this

Median price by month15 months with a sale

Nov '21 · S$3,300kJun '26 · S$5,169k

The transactions behind those figures17 of 17

Nothing modelled — these are the filed sales.

171.7 sqmTerrace · Resale · 2026-06

S$4,308,000$2331 psf

218 sqmTerrace · Resale · 2026-06

S$6,030,000$2570 psf

169.2 sqmTerrace · Resale · 2026-05

S$4,560,000$2504 psf

295.6 sqmSemi-detached · Resale · 2026-03

S$5,650,000$1776 psf

129 sqm · floor 01-05Apartment · Resale · 2026-03

S$1,764,000$1270 psf

256.4 sqmTerrace · Resale · 2026-02

S$5,000,000$1812 psf

317 sqmSemi-detached · Resale · 2025-11

S$6,300,000$1846 psf

321.2 sqmSemi-detached · Resale · 2025-09

S$5,400,000$1562 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

Kembangan

574m

Primary schools within 1km

nearest 432m

Primary schools · straight-line distance

St. Stephen'S School432m
Opera Estate Primary School757m

6 more between 1km and 2km

Telok Kurau Primary School1.2km
Damai Primary School1.5km
Fengshan Primary School1.7km
Ngee Ann Primary School1.9km
CHIJ (Katong) Primary1.9km
Maha Bodhi 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

Kembangan574m
Bedok1.3km
Bedok North1.3km

Also nearby

Hawker centreBedok Reservoir Road Blk 6301.2km
ParkJalan Senang Linear Park335m
Other schoolsSt. Patrick'S School1.6km

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 Sin Chuan GardenStraight-line, not walking — what sits between two points is in no dataset here.

6projects within 300m

$1,661–$2,211the middle half, per sq ft

$2,002median of those sales

From 31 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Landed · Jalan Sentosa	98m	2026-04	—	199 sqm	$1,878
Landed · Jalan Grisek	217m	2025-10	—	279 sqm	$2,375
Landed · Jalan Sentosa	98m	2025-09	—	249 sqm	$2,002
Landed · Jalan Grisek	217m	2025-09	—	279 sqm	$2,333
Seng Yong Villas	161m	2025-08	—	182 sqm	$2,286
Landed · Jalan Grisek	217m	2025-08	—	187 sqm	$2,131
Landed · Jalan Krian	269m	2025-07	—	157 sqm	$2,279
Seng Yong Villas	161m	2025-05	—	194 sqm	$2,094
Landed · Jalan Lapang	177m	2025-03	—	224 sqm	$1,553
Seng Yong Villas	161m	2024-11	—	170 sqm	$2,160
Landed · Jalan Waringin	82m	2024-09	—	464 sqm	$1,661
Seng Yong Villas	161m	2024-08	—	190 sqm	$2,008
Landed · Jalan Sentosa	98m	2024-07	—	375 sqm	$1,238
Landed · Jalan Lapang	177m	2024-07	—	221 sqm	$1,992
Landed · Jalan Sentosa	98m	2024-06	—	293 sqm	$2,220
Landed · Jalan Lapang	177m	2024-04	—	221 sqm	$2,039

The 16 most recent are listed, out of 31 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.

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

Approved	Away	Bearing	Height	What
2024-02-08	73m	280° W	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with attic on lot 00800m mk 28 at…
2024-06-03	73m	280° W	3 storeys	Proposed amendment to approved erection of a 3-storey envelope control intermediate terrace dwelling house with attic …
2025-06-17	114m	257° WSW	2 storeys	Proposed reconstruction to an existing 2-storey intermediate-terrace dwelling house to a 2-storey envelope control int…
2025-05-22	162m	264° W	3 storeys	Proposed reconstruction of an existing 3-storey intermediate house on lot 04629c mk 28 at 11a jalan senang, singapore …
2026-06-19	162m	264° W	3 storeys	Proposed reconstruction of an existing 3-storey intermediate terrace house on lot 04629c mk 28 at 11a jalan senang, si…
2024-07-30	298m	280° W	2 storeys	Proposed reconstruction involving additions of a 3rd storey to existing 2-storey corner terrace dwelling house on lot …

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$4,308,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,308,000

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$96,714

Cash in handS$3,828,870

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.