The Courtyard

3 filed transactions · District 19 · OCR

Median, per square foot

1,394 psf

Observed range

$1,263 — $1,512 psf
S$1,628k median price

Freehold · 3 filed transactions

S$1,628k

Median price

Filed transactions

18%

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 $1,628,000Loan, 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 month3 months with a sale

Aug '22 · S$1,550kSep '24 · S$1,860k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

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

S$1,860,000$1394 psf

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

S$1,628,000$1512 psf

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

S$1,550,000$1263 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 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, 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$1,519	1,912
06-10	S$1,566	1,301
11-15	S$1,575	1,203
16-20	S$1,691	520
21-25	S$2,586	52

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

Kovan

415m

Primary schools within 1km

nearest 761m

Primary schools · straight-line distance

Xinghua Primary School761m
Holy Innocents' Primary School913m
Xinmin Primary School955m on the 1km line

8 more between 1km and 2km

Montfort Junior School1.2km
Paya Lebar Methodist Girls' School (Primary)1.6km
Yio Chu Kang Primary School1.6km
CHIJ Our Lady of the Nativity1.6km
Rosyth School1.7km
Hougang Primary School1.7km
Punggol Primary School1.8km
Zhonghua Primary School1.9km

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

Kovan415m
Hougang981m

Also nearby

Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)503m
ParkRichards Ave PK580m
Other schoolsAnderson Serangoon Junior College170m

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

21projects within 300m

$1,513–$2,037the middle half, per sq ft

$1,858median of those sales

From 156 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Kovan Regency	115m	2026-08	11-15	105 sqm	$2,168
Kovan Regency	115m	2026-08	06-10	72 sqm	$2,052
Kovan Residences	264m	2026-08	01-05	134 sqm	$1,872
Landed · Florence Road	242m	2026-07	—	213 sqm	$2,182
Landed · Simon Lane	249m	2026-07	—	149 sqm	$3,921
Stars of Kovan	267m	2026-07	11-15	69 sqm	$1,978
Stars of Kovan	267m	2026-07	11-15	68 sqm	$2,029
Kovan Regency	115m	2026-06	11-15	72 sqm	$2,052
Pin Mansions	132m	2026-06	01-05	116 sqm	$1,496
Kovan Residences	264m	2026-06	16-20	117 sqm	$2,003
Stars of Kovan	267m	2026-06	11-15	70 sqm	$1,988
Stars of Kovan	267m	2026-06	01-05	69 sqm	$1,885
Kovan Regency	115m	2026-05	01-05	83 sqm	$1,769
Landed · Lim Ah Pin Road	69m	2026-04	—	182 sqm	$2,525
Kovan Regency	115m	2026-04	06-10	83 sqm	$2,171
Kovan Regency	115m	2026-04	01-05	105 sqm	$1,969
Pin Mansions	132m	2026-04	01-05	115 sqm	$1,485
Suites @ Kovan	166m	2026-04	01-05	34 sqm	$1,790
Landed · Lim Ah Pin Road	69m	2026-03	—	435 sqm	$1,460
Kovan Regency	115m	2026-03	01-05	60 sqm	$1,638

The 20 most recent are listed, out of 156 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
2024-06-12	212m	280° W	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with a mezzanine and an attic on …
2024-03-20	219m	278° W	2 storeys	Proposed new erection of 2-storey envelope control intermediate terrace dwelling house with attic on lot 98241p mk 22 …
2026-02-16	229m	247° WSW	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with a mezzanine & an attic on lo…
2026-08-21	230m	249° WSW	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with a mezzanine and an attic
2024-04-15	314m	284° WNW	3 storeys	Proposed new erection of 3 units of 3-storey envelope control dwelling houses comprising two units of corner terrace h…
2024-11-19	314m	284° WNW	—	Subdivision of land into 3 plots

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$1,628,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,628,000

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$38,290

Cash in handS$1,207,294

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.