Summer Gardens

17 filed transactions · District 16 · OCR

Median, per square foot

787 psf

Observed range

$648 — $916 psf
S$2,480k median price

99 yrs lease commencing from 1995 · 17 filed transactions

▲ 24.6% vs 12 months ago

S$2,480k

Median price

Filed transactions

34%

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 $2,480,000Loan, 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

Dec '21 · S$2,105kApr '26 · S$2,700k

The transactions behind those figures17 of 17

Nothing modelled — these are the filed sales.

304 sqmStrata Terrace · Resale · 2026-04

S$2,700,000$825 psf

281 sqmStrata Terrace · Resale · 2026-03

S$2,758,000$912 psf

281 sqmStrata Terrace · Resale · 2026-01

S$2,770,000$916 psf

282 sqmStrata Terrace · Resale · 2024-11

S$2,780,000$916 psf

281 sqmStrata Terrace · Resale · 2024-06

S$2,580,000$853 psf

281 sqmStrata Terrace · Resale · 2024-05

S$2,368,000$783 psf

281 sqmStrata Terrace · Resale · 2024-01

S$2,400,000$793 psf

367 sqmStrata Terrace · Resale · 2024-01

S$2,900,000$734 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 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +2.5% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, 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$1,356	1,287
06-10	S$1,467	754
11-15	S$1,441	554
16-20	S$1,337	114
21-25	S$1,424	87
26-30	S$1,470	68

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

Tanah Merah

690m

Primary schools within 1km

nearest 1.1km — outside the band

Primary schools · straight-line distance

5 more between 1km and 2km

Changkat Primary School1.1km
St. Anthony'S Canossian Primary School1.1km
Temasek Primary School1.6km
Bedok Green Primary School1.6km
Red Swastika School1.8km

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

Tanah Merah690m
Expo1.3km
Simei1.4km

Also nearby

Hawker centreBedok Food Centre1.3km
ParkSea Breeze Garden Park777m
Other schoolsBedok South Secondary School640m

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

5projects within 300m

$257–$1,141the middle half, per sq ft

$937median of those sales

From 56 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
Stratford Court	280m	2026-08	01-05	180 sqm	$1,063
Landed · Jalan Chempaka Puteh	210m	2026-07	—	334 sqm	$189
Stratford Court	280m	2026-06	01-05	91 sqm	$1,200
The Springfield	108m	2026-05	—	220 sqm	$1,047
Stratford Court	280m	2026-05	01-05	174 sqm	$1,079
Landed · Jalan Chempaka Kuning	243m	2026-02	—	346 sqm	$107
The Springfield	108m	2025-12	—	217 sqm	$949
Landed · Jalan Chempaka Kuning	243m	2025-12	—	219 sqm	$229
Stratford Court	280m	2025-12	01-05	130 sqm	$1,151
Landed · Jalan Chempaka Kuning	243m	2025-11	—	217 sqm	$229
Stratford Court	280m	2025-11	01-05	151 sqm	$1,003
Stratford Court	280m	2025-11	01-05	189 sqm	$1,072
The Springfield	108m	2025-05	—	217 sqm	$937
The Springfield	108m	2025-04	—	221 sqm	$967
The Springfield	108m	2025-01	—	217 sqm	$1,006
The Springfield	108m	2025-01	—	216 sqm	$941
The Springfield	108m	2024-11	—	221 sqm	$921
The Springfield	108m	2024-09	—	216 sqm	$946
The Springfield	108m	2024-09	—	220 sqm	$908
The Springfield	108m	2024-08	—	221 sqm	$904
The Springfield	108m	2024-06	—	223 sqm	$833
The Springfield	108m	2024-04	—	235 sqm	$846

The 22 most recent are listed, out of 56 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 06:00 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.

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

Approved	Away	Bearing	Height	What
2024-08-15	376m	268° W	2 storeys	Proposed new erection of a pair of 2 storey envelope control semi detached house with an attic and sunken swimming poo…
2025-03-03	376m	268° W	2 storeys	Subdivision of land into 2 plots for proposed new erection of a pair of 2 storey envelope control semi-detached house …
2026-07-24	394m	248° WSW	2 storeys	Proposed new erection of 2-storey envelope control semi-detached dwelling house with an attic on lot 06002v mk27 at 6 …

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$2,480,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,480,000

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$56,864

Cash in handS$2,040,720

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.