The Estuary
127 filed transactions · District 27 · OCR
S$1,270k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $1,270,000Loan, 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
Median price by month24 months with a sale
The transactions behind those figures20 of 127
Nothing modelled — these are the filed sales.
What the floor is worth
Floors 16+ against floors 1–5, The Estuary only. Median S$1,286 psf up top from 4 sales, S$1,078 psf low down from 37.
Middle of 2 projects in District 27 that clear the bar — half fall between -5.9% and +19.3%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 27, 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$1,195 | 1,062 |
| 06-10 | S$1,180 | 325 |
| 11-15 | S$1,224 | 245 |
| 16-20 | S$964 | 9 |
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.
- Peiying Primary School730m
- Naval Base Primary School953m on the 1km line
2 more between 1km and 2km
- Northland Primary School1.5km
- Jiemin Primary School1.9km
- ParkLower Seletar Reservoir Park528m
- Other schoolsOrchid Park Secondary School803m
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.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
What has sold nearby300m
No other project with filed sales sits within 300m. That is a fact about this radius, not about the market — widen it above.
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.
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.
Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.
The land under The Estuary
HDB put this parcel out to tender and names The Estuary as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.
- Tender launched30 Jan 2008
- Tender closed25 Mar 20085 bids received
- Awarded28 Mar 2008MCL Land (Warren) Pte Ltd
- Winning tenderS$213,500,000at least S$3,773 per sq m of gross floor area · at least S$350 per sq ft
- Parcel
- Yishun S2 Yishun Avenue 1 / Yishun Avenue 2
- Site area
- 26,949 sq m
- Lease
- 99 yrs
- Plot ratio
- 2.1
- Gross floor area
- 56,593 sq m (max)
- Sold as
- Condominium
HDB marks this gross floor area as a maximum, so it is the most that could be built and not what was built. The rate above is therefore the lowest the land can have cost per square foot, not the rate itself.
Every bid — all 5, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | MCL Land (Warren) Pte Ltd | S$213,500,000 | — |
| 2 | Peak Green Pte. Ltd. | S$127,000,000 | S$86,500,000 · 40.5% |
| 3 | Frasers Centrepoint Limit | S$109,660,000 | S$103,840,000 · 48.6% |
| 4 | Sim Lian Land Pte Ltd | S$92,595,000 | S$120,905,000 · 56.6% |
| 5 | Billion Rise Limited | S$57,740,000 | S$155,760,000 · 73.0% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 28 Mar 2008 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “The Estuary”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.