Starlight Suites

32 filed transactions · District 09 · CCR

Median, per square foot

2,008 psf

Observed range

$1,359 — $2,223 psf
S$1,680k median price

Freehold · 32 filed transactions

▼ 4.7% vs 12 months ago

S$1,680k

Median price

Filed transactions

43%

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 $1,680,000Loan, 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 month24 months with a sale

Oct '21 · S$4,864kMay '26 · S$1,720k

The transactions behind those figures20 of 32

Nothing modelled — these are the filed sales.

79 sqm · floor 16-20Apartment · Resale · 2026-05

S$1,720,000$2023 psf

79 sqm · floor 11-15Apartment · Resale · 2025-10

S$1,640,000$1929 psf

52 sqm · floor 16-20Apartment · Resale · 2025-08

S$1,218,000$2176 psf

79 sqm · floor 11-15Apartment · Resale · 2025-07

S$1,680,000$1976 psf

173 sqm · floor 26-30Apartment · Resale · 2025-06

S$3,925,000$2108 psf

173 sqm · floor 21-25Apartment · Resale · 2025-03

S$4,020,000$2159 psf

100 sqm · floor 06-10Apartment · Resale · 2025-01

S$2,353,000$2186 psf

72 sqm · floor 16-20Apartment · Resale · 2024-10

S$1,680,000$2168 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 09, typical project+4.1%

Middle of 13 projects in District 09 that clear the bar — half fall between +1.1% and +7.8%. 3 came out negative — high floors sold for less in 3 of them.

Every band in District 09, 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$2,289	996
06-10	S$2,511	999
11-15	S$2,685	493
16-20	S$2,798	434
21-25	S$3,090	335
26-30	S$3,250	269
31-35	S$3,291	243
36-40	S$3,296	43

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

Great World

377m

Primary schools within 1km

nearest 172m

Primary schools · straight-line distance

River Valley Primary School172m

4 more between 1km and 2km

Alexandra Primary School1.5km
St. Margaret'S School (Primary)1.5km
Zhangde Primary School1.6km
Anglo-Chinese School (Junior)1.8km

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

Great World377m
Havelock537m
Somerset713m

Also nearby

Hawker centreJalan Kukoh Blk 1 (Kukoh 21 Food Centre)678m
ParkKim Seng PK357m
Other schoolsSchool of the Arts, Singapore1.4km

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

23projects within 300m

$2,099–$2,840the middle half, per sq ft

$2,479median of those sales

From 332 filed sales — the 20 most recent at each project, which is all this index keeps. 10 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Martin Modern	93m	2026-08	11-15	79 sqm	$2,822
Martin Modern	93m	2026-08	16-20	79 sqm	$2,879
Martin Modern	93m	2026-08	11-15	71 sqm	$2,748
Rivergate	210m	2026-08	31-35	180 sqm	$3,283
Rivergate	210m	2026-08	26-30	140 sqm	$3,099
River Modern	282m	2026-08	26-30	60 sqm	$3,402
River Modern	282m	2026-08	26-30	170 sqm	$3,739
Waterford Residence	286m	2026-08	06-10	162 sqm	$1,921
Robertson 100	296m	2026-08	06-10	87 sqm	$2,423
Martin Modern	93m	2026-07	21-25	130 sqm	$3,066
Martin Modern	93m	2026-07	11-15	71 sqm	$2,693
Martin Modern	93m	2026-07	01-05	71 sqm	$2,565
Martin Modern	93m	2026-07	11-15	132 sqm	$2,865
The Regalia	170m	2026-07	06-10	113 sqm	$2,376
The Regalia	170m	2026-07	16-20	114 sqm	$2,408
Martin No 38	197m	2026-07	06-10	124 sqm	$2,735
Martin No 38	197m	2026-07	11-15	105 sqm	$2,654
Martin Modern	93m	2026-06	26-30	71 sqm	$3,075

The 18 most recent are listed, out of 332 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
2025-07-07	257m	265° W	36 storeys	Proposed erection of flat development comprising of 1 block of 36-storey (total 524 units) with 2 levels of basement c…
2025-11-19	257m	265° W	36 storeys	Proposed erection of flat development comprising of 1 block of 36-storey (total 524 units) with 2 levels of basement c…
2025-12-11	257m	265° W	36 storeys	Proposed erection of residential flat development comprising 2 blocks of 36-storey residential building (total: 455 un…
2026-05-13	257m	265° W	36 storeys	Proposed regularisation of gfa and amendment to approved erection of residential flat development comprising 2 blocks …
2024-03-05	386m	270° W	—	Proposed amendment to approved erection of great world mrt station
2024-09-11	386m	270° W	—	Proposed erection of great world mrt station

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$1,680,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,680,000

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$39,424

Cash in handS$1,258,160

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.