The Bale

11 filed transactions · District 15 · OCR

Median, per square foot

1,469 psf

Observed range

$1,204 — $1,534 psf
S$1,580k median price

Freehold · 11 filed transactions

S$1,580k

Median price

Filed transactions

22%

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 $1,580,000Loan, 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 month9 months with a sale

Oct '22 · S$1,450kOct '24 · S$1,618k

The transactions behind those figures11 of 11

Nothing modelled — these are the filed sales.

98 sqm · floor 01-05Apartment · Resale · 2024-10

S$1,618,000$1534 psf

99 sqm · floor 01-05Apartment · Resale · 2024-09

S$1,555,000$1459 psf

99 sqm · floor 01-05Apartment · Resale · 2024-08

S$1,565,000$1469 psf

95 sqm · floor 01-05Apartment · Resale · 2024-08

S$1,551,000$1517 psf

113 sqm · floor 01-05Apartment · Resale · 2024-05

S$1,580,000$1299 psf

158 sqm · floor 01-05Apartment · Resale · 2024-04

S$2,188,000$1287 psf

115 sqm · floor 01-05Apartment · Resale · 2024-04

S$1,868,000$1509 psf

112 sqm · floor 01-05Apartment · Resale · 2024-01

S$1,800,000$1493 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

607m

Primary schools within 1km

nearest 520m

Primary schools · straight-line distance

Haig Girls' School520m

8 more between 1km and 2km

CHIJ (Katong) Primary1.1km
Tao Nan School1.2km
St. Stephen'S School1.3km
Tanjong Katong Primary School1.3km
Maha Bodhi School1.6km
Ngee Ann Primary School1.6km
Telok Kurau Primary School1.8km
Opera Estate Primary 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

Eunos607m
Kembangan978m
Marine Parade1.1km

Also nearby

Hawker centreEunos Crescent Blk 4A630m
ParkJoo Chiat Terrace PK525m
Other schoolsTanjong Katong Secondary School1.2km

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

37projects within 300m

$1,320–$1,764the middle half, per sq ft

$1,507median of those sales

From 274 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
Aspen Loft	186m	2026-08	01-05	94 sqm	$1,660
Aspen Loft	186m	2026-08	01-05	77 sqm	$1,508
Claydence	190m	2026-08	01-05	100 sqm	$2,620
Stillz Residence	207m	2026-08	01-05	77 sqm	$1,581
Parc Bleu	170m	2026-07	01-05	104 sqm	$1,376
Shiro	183m	2026-07	01-05	84 sqm	$1,725
Aspen Loft	186m	2026-07	01-05	122 sqm	$1,751
Stillz Residence	207m	2026-07	01-05	77 sqm	$1,508
Straits at Joo Chiat	229m	2026-07	01-05	92 sqm	$2,050
Straits Residences	267m	2026-07	01-05	94 sqm	$1,384
JC Court	269m	2026-07	01-05	91 sqm	$1,429
Tivoli Grande	271m	2026-07	01-05	106 sqm	$1,358
Aspen Loft	186m	2026-05	01-05	94 sqm	$1,601
Claydence	190m	2026-05	01-05	122 sqm	$2,500
Joo Chiat Verbena	71m	2026-04	01-05	137 sqm	$1,438
One Eighties Residences	119m	2026-04	01-05	52 sqm	$1,804
Aspen Loft	186m	2026-04	01-05	120 sqm	$1,579
Claydence	190m	2026-04	01-05	73 sqm	$2,501

The 18 most recent are listed, out of 274 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.

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

Approved	Away	Bearing	Height	What
2024-12-12	176m	289° 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	204m	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	219m	282° WNW	3 storeys	Proposed reconstruction of an existing 2-storey terrace dwelling house with addition of a 3rd storey to a 3-storey env…
2024-04-02	265m	278° W	2 storeys	Proposed reconstruction to an existing 2-storey semi-detached house with an addition of a 3rd storey on lot 05695n and…
2024-10-04	265m	278° W	2 storeys	Proposed amendments to approved reconstruction to an existing 2-storey semi-detached house with an addition of a 3rd s…
2025-05-09	312m	271° W	3 storeys	Proposed erection of a 3-storey envelope control semi-detached dwelling house with attic on lot 04375t & 04304l (pt) m…

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$1,580,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,580,000

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$37,244

Cash in handS$1,160,340

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.