Sunshine Mansions

7 filed transactions · District 15 · OCR

Median, per square foot

1,540 psf

Observed range

$1,052 — $1,611 psf
S$1,240k median price

Freehold · 7 filed transactions

S$1,240k

Median price

Filed transactions

36%

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 $1,240,000Loan, 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 month6 months with a sale

Sep '21 · S$1,410kJul '25 · S$1,260k

The transactions behind those figures7 of 7

Nothing modelled — these are the filed sales.

73 sqm · floor 01-05Apartment · Resale · 2025-07

S$1,260,000$1604 psf

76 sqm · floor 01-05Apartment · Resale · 2025-01

S$1,318,000$1611 psf

73 sqm · floor 01-05Apartment · Resale · 2024-11

S$1,240,000$1578 psf

73 sqm · floor 01-05Apartment · Resale · 2023-05

S$1,210,000$1540 psf

76 sqm · floor 01-05Apartment · Resale · 2021-10

S$1,080,000$1320 psf

73 sqm · floor 01-05Apartment · Resale · 2021-09

S$1,020,000$1298 psf

159 sqm · floor 01-05Apartment · Resale · 2021-09

S$1,800,000$1052 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 15, typical project+7.1%

Middle of 20 projects in District 15 that clear the bar — half fall between +5.6% and +10.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 15, 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$1,684	2,763
06-10	S$2,548	970
11-15	S$2,600	896
16-20	S$2,636	503
21-25	S$2,592	129
26-30	S$2,394	10

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

Eunos

725m

Primary schools within 1km

nearest 635m

Primary schools · straight-line distance

Haig Girls' School635m

8 more between 1km and 2km

CHIJ (Katong) Primary1.0km
St. Stephen'S School1.1km
Tao Nan School1.1km
Tanjong Katong Primary School1.4km
Ngee Ann Primary School1.5km
Maha Bodhi School1.7km
Telok Kurau Primary School1.8km
Opera Estate Primary 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

Eunos725m
Kembangan882m
Marine Parade1.0km

Also nearby

Hawker centreEunos Crescent Blk 4A721m
ParkJoo Chiat Terrace PK679m
Other schoolsSt. Patrick'S School1.3km

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

31projects within 300m

$1,408–$2,126the middle half, per sq ft

$1,670median of those sales

From 219 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Claydence	238m	2026-08	01-05	100 sqm	$2,620
Telok Kurau Lodge	281m	2026-08	01-05	114 sqm	$1,467
Shiro	62m	2026-07	01-05	84 sqm	$1,725
Straits at Joo Chiat	71m	2026-07	01-05	92 sqm	$2,050
Parc Bleu	82m	2026-07	01-05	104 sqm	$1,376
Palm Oasis	174m	2026-07	01-05	82 sqm	$1,319
Landed · Lorong H Telok Kurau	279m	2026-07	—	211 sqm	$2,214
Telok Kurau Lodge	281m	2026-07	01-05	114 sqm	$1,473
Aquene	156m	2026-06	01-05	65 sqm	$1,715
Landed · Still Road	241m	2026-06	—	323 sqm	$1,551
Palm Oasis	174m	2026-05	01-05	69 sqm	$1,764
Landed · Lorong Bandang	211m	2026-05	—	155 sqm	$2,646
Joo Chiat Verbena	100m	2026-04	01-05	137 sqm	$1,438
J@63	169m	2026-04	01-05	97 sqm	$1,820
Parc Bleu	82m	2026-03	01-05	43 sqm	$1,703
Landed · Joo Chiat Place	85m	2026-03	—	162 sqm	$2,631
Envio	32m	2026-02	01-05	68 sqm	$1,503
Parc Bleu	82m	2026-02	01-05	111 sqm	$1,281

The 18 most recent are listed, out of 219 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
2024-08-13	134m	251° WSW	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with attic on lot 97402l mk26 at …
2025-08-13	134m	251° WSW	3 storeys	Subdivision of land into 3 plots for proposed erection of a 3-storey envelope control intermediate terrace dwelling ho…
2026-08-03	300m	287° WNW	3 storeys	Proposed new erection of a 3-storey envelope control corner terrace dwelling house with mezzanine and an attic on lot …
2024-12-12	334m	283° WNW	3 storeys	Proposed erection of a 3-storey envelope control terrace dwelling house with a basement and an attic on lot 00524p mk2…
2024-03-20	363m	276° W	3 storeys	Proposed new erection of 3-storey envelope control intermediate terrace dwelling house with a basement and an attic on…
2025-11-17	378m	280° W	3 storeys	Proposed reconstruction of an existing 2-storey terrace dwelling house with addition of a 3rd storey to a 3-storey env…

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$1,240,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,240,000

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$29,832

Cash in handS$827,752

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.