Sycamore Tree

22 filed transactions · District 15 · RCR

Median, per square foot

1,880 psf

Observed range

$1,518 — $2,032 psf
S$797k median price

Freehold · 22 filed transactions

▲ 11.2% vs 12 months ago

S$797k

Median price

Filed transactions

27%

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 $796,500Loan, 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 month17 months with a sale

Feb '23 · S$915kJul '26 · S$1,260k

The transactions behind those figures20 of 22

Nothing modelled — these are the filed sales.

66 sqm · floor 01-05Apartment · Resale · 2026-07

S$1,260,000$1774 psf

76 sqm · floor 01-05Apartment · Resale · 2026-01

S$1,432,500$1751 psf

41 sqm · floor 01-05Apartment · Resale · 2026-01

S$788,000$1786 psf

36 sqm · floor 01-05Apartment · Resale · 2025-12

S$748,000$1930 psf

36 sqm · floor 01-05Apartment · Resale · 2025-11

S$705,000$1819 psf

39 sqm · floor 01-05Apartment · Resale · 2025-08

S$800,800$1908 psf

36 sqm · floor 01-05Apartment · Resale · 2025-08

S$768,888$1984 psf

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

S$793,000$1939 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

Marine Parade

526m

Primary schools within 1km

nearest 449m

Primary schools · straight-line distance

Tanjong Katong Primary School449m
Haig Girls' School491m
CHIJ (Katong) Primary856m
Tao Nan School932m

3 more between 1km and 2km

Ngee Ann Primary School1.6km
Kong Hwa School1.7km
St. Stephen'S School2.0km

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

Marine Parade526m
Tanjong Katong1.0km
Marine Terrace1.1km

Also nearby

Hawker centreDunman Food Centre277m
ParkHaig Walk (Geylang Rd-Dunman Rd)326m
Other schoolsTanjong Katong Secondary School707m

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

27projects within 300m

$1,472–$1,940the middle half, per sq ft

$1,739median of those sales

From 172 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
The Beacon Edge	171m	2026-08	01-05	63 sqm	$1,843
Sandalwood	262m	2026-08	—	324 sqm	$1,548
Malvern Springs	193m	2026-07	01-05	123 sqm	$2,100
Onan Court	221m	2026-07	01-05	165 sqm	$1,379
Sandalwood	262m	2026-06	01-05	79 sqm	$1,817
Marshall Lodge	293m	2026-06	01-05	165 sqm	$1,509
Bellezza @ Katong	172m	2026-05	01-05	55 sqm	$1,753
Studios@tembeling	180m	2026-05	01-05	73 sqm	$1,814
Landed · Duku Road	284m	2026-05	—	179 sqm	$2,856
The Lush	242m	2026-04	01-05	142 sqm	$1,544
Katong Gardens	274m	2026-04	01-05	181 sqm	$1,940
Landed · Duku Road	284m	2026-04	—	167 sqm	$2,909
Studios@tembeling	180m	2026-01	01-05	106 sqm	$1,374
Studios@tembeling	180m	2025-11	01-05	73 sqm	$1,820
Tembelina	198m	2025-11	01-05	100 sqm	$1,747
Bellezza @ Katong	172m	2025-10	01-05	80 sqm	$1,725
Spring @ Katong	197m	2025-09	01-05	104 sqm	$2,144
Landed · Fowlie Road	157m	2025-08	—	162 sqm	$2,546
Tembeling Grove	124m	2025-07	01-05	54 sqm	$1,841
Spring @ Katong	197m	2025-07	01-05	144 sqm	$1,871

The 20 most recent are listed, out of 172 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.

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

Approved	Away	Bearing	Height	What
2026-02-16	177m	275° W	3 storeys	Proposed erection of a 3-storey envelope control corner terrace dwelling house with an attic, mezzanine and swimming p…
2025-07-14	231m	287° WNW	2 storeys	Proposed reconstruction of an existing 2-storey intermediate terrace dwelling house to a 2-storey envelope control int…
2026-07-23	231m	277° W	3 storeys	Proposed new erection of a 3-storey envelope control intermediate terrace dwelling house with a basement and an attic …
2024-04-08	307m	255° WSW	—	Proposed subdivision of land into 2 plots
2025-02-07	310m	257° WSW	3 storeys	Proposed new erection of a 3-storey envelope control semi-detached dwelling house with a basement and attic (marine pa…

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$797,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$797,000

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$20,175

Cash in handS$394,409

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.