Taipan Grand

3 filed transactions · District 15 · OCR

Median, per square foot

1,526 psf

Observed range

$1,336 — $1,527 psf
S$1,889k median price

Freehold · 3 filed transactions

S$1,889k

Median price

Filed transactions

13%

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 $1,888,888Loan, 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 month3 months with a sale

Aug '22 · S$1,870kAug '25 · S$1,890k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

115 sqm · floor 06-10Apartment · Resale · 2025-08

S$1,890,000$1527 psf

115 sqm · floor 01-05Apartment · Resale · 2024-06

S$1,888,888$1526 psf

130 sqm · floor 01-05Apartment · Resale · 2022-08

S$1,870,000$1336 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

Siglap

272m

Primary schools within 1km

nearest 1.4km — outside the band

Primary schools · straight-line distance

5 more between 1km and 2km

Opera Estate Primary School1.4km
Bedok Green Primary School1.4km
Temasek Primary School1.5km
Ngee Ann Primary School1.9km
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

Siglap272m
Bayshore800m
Bedok1.4km

Also nearby

Hawker centreEast Coast Lagoon Food Village496m
ParkEast Coast Park Area E508m
Other schoolsVictoria School690m

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

11projects within 300m

$1,228–$1,583the middle half, per sq ft

$1,379median of those sales

From 113 filed sales — the 20 most recent at each project, which is all this index keeps. 4 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Bayshore Park	194m	2026-08	21-25	109 sqm	$1,371
Laguna Green	206m	2026-08	01-05	110 sqm	$1,326
Fortune Spring	270m	2026-08	01-05	105 sqm	$1,522
Bayshore Park	194m	2026-07	06-10	87 sqm	$1,121
Eastern Lagoon	270m	2026-07	16-20	128 sqm	$1,923
Lagoon View	279m	2026-07	21-25	153 sqm	$1,268
Bayshore Park	194m	2026-06	01-05	87 sqm	$1,153
Laguna Green	206m	2026-06	01-05	141 sqm	$1,239
East Signature	209m	2026-06	01-05	187 sqm	$1,118
Eastern Lagoon	270m	2026-06	01-05	67 sqm	$1,387
Eastern Lagoon	270m	2026-06	11-15	128 sqm	$1,945
Bayshore Park	194m	2026-05	11-15	120 sqm	$1,285
Bayshore Park	194m	2026-05	06-10	87 sqm	$1,335
Bayshore Park	194m	2026-04	01-05	87 sqm	$1,196
Bayshore Park	194m	2026-04	06-10	120 sqm	$1,277
Bayshore Park	194m	2026-03	06-10	87 sqm	$1,260
Hua Xin Court	47m	2026-02	06-10	183 sqm	$1,726
Bayshore Park	194m	2026-02	06-10	87 sqm	$1,354
Bayshore Park	194m	2026-01	06-10	353 sqm	$1,125
Bayshore Park	194m	2026-01	01-05	87 sqm	$1,334

The 20 most recent are listed, out of 113 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
2025-01-31	214m	252° WSW	3 storeys	Proposed erection of 1 unit of 3-storey envelope control semi-detached dwelling house with an attic and 1 unit of a 3-…
2025-07-24	214m	252° WSW	3 storeys	Proposed amendment to approved erection of 1 unit of 3-storey envelope control semi-detached dwelling house with an at…
2025-09-11	216m	255° WSW	—	Proposed reconstruction of a two-storey envelope control semi-detached dwelling house with attic
2024-01-23	254m	267° W	2 storeys	Proposed reconstruction to the existing 2-storey envelope control semi-detached dwelling house
2026-02-11	254m	267° W	2 storeys	Proposed reconstruction to the existing 2-storey envelope control semi-detached dwelling house on lots 03001n & 07471p…
2026-02-12	255m	261° W	3 storeys	Proposed new erection of a 3-storey envelope control semi-detached dwelling house with an attic on lots 03003l and 074…

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$1,889,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,889,000

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$43,980

Cash in handS$1,462,604

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.