St Michael'S Place

15 filed transactions · District 12 · RCR

Median, per square foot

1,305 psf

Observed range

$1,145 — $1,506 psf
S$1,630k median price

Freehold · 15 filed transactions

S$1,630k

Median price

Filed transactions

28%

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 $1,630,000Loan, 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
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 month10 months with a sale

Sep '21 · S$1,575kNov '25 · S$1,805k

The transactions behind those figures15 of 15

Nothing modelled — these are the filed sales.

116 sqm · floor 11-15Apartment · Resale · 2025-11

S$1,805,000$1446 psf

114 sqm · floor 11-15Apartment · Resale · 2025-03

S$1,848,000$1506 psf

114 sqm · floor 06-10Apartment · Resale · 2024-04

S$1,800,000$1467 psf

119 sqm · floor 01-05Apartment · Resale · 2024-04

S$1,550,000$1210 psf

117 sqm · floor 01-05Apartment · Resale · 2024-01

S$1,728,000$1372 psf

116 sqm · floor 06-10Apartment · Resale · 2024-01

S$1,808,000$1448 psf

117 sqm · floor 01-05Apartment · Resale · 2023-10

S$1,718,888$1365 psf

117 sqm · floor 06-10Apartment · Resale · 2023-05

S$1,750,000$1390 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 12, typical project+7.8%

Middle of 10 projects in District 12 that clear the bar — half fall between +2.7% and +12.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 12, 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$1,416	339
06-10	S$1,566	463
11-15	S$1,614	355
16-20	S$1,691	249
21-25	S$1,885	121
26-30	S$1,951	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 has sold nearby300m

Distance from St Michael'S PlaceStraight-line, not walking — what sits between two points is in no dataset here.

23projects within 300m

$1,357–$1,785the middle half, per sq ft

$1,520median of those sales

From 255 filed sales — the 20 most recent at each project, which is all this index keeps. 6 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
One St Michael'S	74m	2026-08	16-20	110 sqm	$1,943
One St Michael'S	74m	2026-08	06-10	116 sqm	$1,890
St Francis Court	167m	2026-08	06-10	76 sqm	$1,186
City Regency	209m	2026-08	11-15	45 sqm	$1,621
The Arcady at Boon Keng	247m	2026-08	11-15	101 sqm	$2,631
Jui Residences	172m	2026-07	06-10	61 sqm	$1,904
The Mornington	182m	2026-07	01-05	113 sqm	$1,406
The Arcady at Boon Keng	247m	2026-07	06-10	119 sqm	$2,575
The Arcady at Boon Keng	247m	2026-07	21-25	131 sqm	$2,743
The Arcady at Boon Keng	247m	2026-07	11-15	131 sqm	$2,691
The Arcady at Boon Keng	247m	2026-07	06-10	71 sqm	$2,630
The Arcady at Boon Keng	247m	2026-07	06-10	101 sqm	$2,598
Landed · Jalan Taman	91m	2026-06	—	151 sqm	$3,255
St Francis Lodge	115m	2026-06	06-10	113 sqm	$1,455
One St Michael'S	74m	2026-05	11-15	110 sqm	$1,926
Regent Residences	115m	2026-05	16-20	76 sqm	$1,687
Jui Residences	172m	2026-05	06-10	43 sqm	$1,964
Landed · Jalan Taman	91m	2026-04	—	309 sqm	$1,851
Landed · St. Francis Road	105m	2026-04	—	196 sqm	$2,443

The 19 most recent are listed, out of 255 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-12-17	384m	273° W	—	Proposed demolition of the existing st. wilfred sports complex

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$1,630,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,630,000

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$38,334

Cash in handS$1,209,250

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.