The Avenir

279 filed transactions · District 09 · CCR

Median, per square foot

3,196 psf

Observed range

$2,842 — $3,857 psf
S$3,623k median price

Freehold · 279 filed transactions

▼ 12.0% vs 12 months ago

S$3,623k

Median price

279

Filed transactions

32%

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 $3,623,000Loan, 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

Nov '22 · S$2,746kJun '26 · S$5,100k

The transactions behind those figures20 of 279

Nothing modelled — these are the filed sales.

146 sqm · floor 21-25Condominium · Sub sale · 2026-06

S$5,100,000$3245 psf

106 sqm · floor 11-15Condominium · Sub sale · 2026-05

S$4,028,888$3531 psf

142 sqm · floor 16-20Condominium · Sub sale · 2025-11

S$5,030,000$3291 psf

191 sqm · floor 11-15Condominium · New sale · 2025-10

S$7,155,000$3480 psf

224 sqm · floor 26-30Condominium · Sub sale · 2025-08

S$9,300,000$3857 psf

224 sqm · floor 11-15Condominium · Sub sale · 2025-07

S$6,900,000$2862 psf

75 sqm · floor 26-30Condominium · New sale · 2025-04

S$2,886,000$3575 psf

77 sqm · floor 01-05Condominium · Sub sale · 2025-03

S$2,700,000$3258 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+12.4%

Floors 16+ against floors 1–5, The Avenir only. Median S$3,272 psf up top from 176 sales, S$2,911 psf low down from 23.

District 09, typical project+6.8%

Middle of 22 projects in District 09 that clear the bar — half fall between +1.3% and +9.5%. 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$2,170	534
06-10	S$2,430	462
11-15	S$2,601	315
16-20	S$2,573	226
21-25	S$2,712	152
26-30	S$2,815	122
31-35	S$3,257	70
36-40	S$3,448	11

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

337m

Primary schools within 1km

nearest 103m

Primary schools · straight-line distance

River Valley Primary School103m

4 more between 1km and 2km

Alexandra Primary School1.4km
St. Margaret'S School (Primary)1.5km
Zhangde Primary School1.7km
Anglo-Chinese School (Junior)1.7km

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 World337m
Havelock584m
Somerset622m

Also nearby

Hawker centreZion Riverside Food Centre656m
ParkKim Seng PK350m
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 The AvenirStraight-line, not walking — what sits between two points is in no dataset here.

27projects within 300m

$2,111–$2,777the middle half, per sq ft

$2,408median of those sales

From 356 filed sales — the 20 most recent at each project, which is all this index keeps. 9 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Martin Modern	231m	2026-08	11-15	79 sqm	$2,822
Martin Modern	231m	2026-08	16-20	79 sqm	$2,879
Martin Modern	231m	2026-08	11-15	71 sqm	$2,748
River Modern	263m	2026-08	26-30	60 sqm	$3,402
River Modern	263m	2026-08	26-30	170 sqm	$3,739
Residences @ Killiney	282m	2026-08	06-10	144 sqm	$3,226
One Devonshire	290m	2026-08	06-10	121 sqm	$2,776
One Devonshire	290m	2026-08	11-15	128 sqm	$2,786
Rivergate	300m	2026-08	31-35	180 sqm	$3,283
Rivergate	300m	2026-08	26-30	140 sqm	$3,099
The Regalia	64m	2026-07	06-10	113 sqm	$2,376
The Regalia	64m	2026-07	16-20	114 sqm	$2,408
The Morningside	109m	2026-07	16-20	224 sqm	$2,193
The Morningside	109m	2026-07	11-15	121 sqm	$2,371
8 Saint Thomas	159m	2026-07	16-20	121 sqm	$3,148
La Crystal	163m	2026-07	16-20	100 sqm	$2,061
Claremont	191m	2026-07	06-10	92 sqm	$2,201
The Regalia	64m	2026-06	06-10	113 sqm	$2,351
The Regalia	64m	2026-06	16-20	113 sqm	$2,524
Urbana	153m	2026-06	26-30	122 sqm	$2,574
8 Saint Thomas	159m	2026-06	31-35	81 sqm	$3,211
Claremont	191m	2026-06	06-10	89 sqm	$2,411

The 22 most recent are listed, out of 356 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.

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

Approved	Away	Bearing	Height	What
2024-03-05	329m	250° WSW	—	Proposed amendment to approved erection of great world mrt station
2024-09-11	329m	250° WSW	—	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$3,623,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,623,000

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$81,781

Cash in handS$3,158,803

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.