Southaven II

31 filed transactions · District 21 · OCR

Median, per square foot

1,626 psf

Observed range

$978 — $1,800 psf
S$2,368k median price

999 yrs lease commencing from 1877 · 31 filed transactions

▼ 1.7% vs 12 months ago

S$2,368k

Median price

Filed transactions

51%

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 $2,368,000Loan, 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 month22 months with a sale

Dec '21 · S$2,210kAug '26 · S$2,650k

The transactions behind those figures20 of 31

Nothing modelled — these are the filed sales.

143 sqm · floor 01-05Condominium · Resale · 2026-08

S$2,650,000$1722 psf

143 sqm · floor 06-10Condominium · Resale · 2026-05

S$2,770,000$1800 psf

122 sqm · floor 01-05Condominium · Resale · 2026-03

S$2,200,000$1675 psf

134 sqm · floor 01-05Condominium · Resale · 2025-11

S$2,400,000$1664 psf

143 sqm · floor 06-10Condominium · Resale · 2025-11

S$2,680,000$1741 psf

104 sqm · floor 06-10Condominium · Resale · 2025-11

S$1,890,000$1688 psf

132 sqm · floor 01-05Condominium · Resale · 2025-10

S$2,200,000$1548 psf

143 sqm · floor 06-10Condominium · Resale · 2025-09

S$2,750,000$1787 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 21, typical project+8.5%

Middle of 6 projects in District 21 that clear the bar — half fall between +3.5% and +10.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 21, 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$1,940	1,526
06-10	S$2,097	997
11-15	S$2,457	382
16-20	S$2,582	276
21-25	S$2,642	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

Beauty World

700m

Primary schools within 1km

nearest 1.1km — outside the band

Primary schools · straight-line distance

4 more between 1km and 2km

Pei Hwa Presbyterian Primary School1.1km
Bukit Timah Primary School1.2km
Keming Primary School1.8km
Methodist Girls' School (Primary)2.0km

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

Beauty World700m
Dt4959m
King Albert Park1.8km

Also nearby

Hawker centreBukit Timah Interim Hawker Centre and Market764m
ParkHindhede Nature Park566m
Other schoolsMethodist Girls' School (Secondary)2.0km

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

9projects within 300m

$1,401–$1,762the middle half, per sq ft

$1,623median of those sales

From 112 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
The Raintree	275m	2026-08	01-05	138 sqm	$1,346
The Raintree	275m	2026-08	06-10	124 sqm	$1,513
Bukit Regency	137m	2026-07	01-05	130 sqm	$1,664
Springdale Condominium	185m	2026-07	01-05	107 sqm	$1,693
Mandarin Park	221m	2026-07	—	297 sqm	$2,012
Springdale Condominium	185m	2026-06	01-05	104 sqm	$1,771
Mandarin Park	221m	2026-06	—	302 sqm	$2,062
Mandarin Park	221m	2026-06	—	251 sqm	$1,961
Springdale Condominium	185m	2026-05	06-10	86 sqm	$1,684
Springdale Condominium	185m	2026-05	01-05	103 sqm	$1,795
Ridgevale Gardens	198m	2026-05	—	206 sqm	$2,709
Landed · Yuk Tong Avenue	262m	2026-04	—	142 sqm	$3,179
Springdale Condominium	185m	2026-03	01-05	125 sqm	$1,654
Springdale Condominium	185m	2026-02	06-10	104 sqm	$1,840
Southaven I	134m	2026-01	06-10	122 sqm	$1,256
Springdale Condominium	185m	2026-01	06-10	114 sqm	$1,728
Springdale Condominium	185m	2026-01	06-10	86 sqm	$1,642
Bukit Regency	137m	2025-12	06-10	116 sqm	$1,746

The 18 most recent are listed, out of 112 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.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$2,368,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,368,000

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$54,422

Cash in handS$1,931,162

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.