The Lenox
16 filed transactions · District 14 · OCR
S$932k 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 $932,400Loan, 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 month15 months with a sale
The transactions behind those figures16 of 16
Nothing modelled — these are the filed sales.
What the floor is worth
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.
Middle of 4 projects in District 14 that clear the bar — half fall between +4.9% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 14, 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$1,548 | 1,434 |
| 06-10 | S$1,662 | 836 |
| 11-15 | S$2,179 | 331 |
| 16-20 | S$2,155 | 185 |
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.
- St. Stephen'S School659m
8 more between 1km and 2km
- Haig Girls' School1.2km
- CHIJ (Katong) Primary1.3km
- Opera Estate Primary School1.4km
- Telok Kurau Primary School1.4km
- Tao Nan School1.4km
- Ngee Ann Primary School1.6km
- Maha Bodhi School1.6km
- Tanjong Katong Primary School1.9km
- Kembangan346m
- Eunos916m
- Marine Terrace1.3km
- Hawker centreEunos Crescent Blk 4A822m
- ParkTelok Kurau PK457m
- Other schoolsSt. Patrick'S School1.3km
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
From 262 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 |
|---|---|---|---|---|---|
| The Medley | 122m | 2026-08 | 01-05 | 163 sqm | $1,356 |
| Espira Suites | 167m | 2026-08 | 01-05 | 63 sqm | $1,740 |
| Telok Kurau Lodge | 266m | 2026-08 | 01-05 | 114 sqm | $1,467 |
| Tedge | 283m | 2026-08 | 01-05 | 72 sqm | $1,710 |
| Radix | 35m | 2026-07 | 01-05 | 110 sqm | $1,533 |
| Landed · Joo Chiat Avenue | 265m | 2026-07 | — | 193 sqm | $2,893 |
| Telok Kurau Lodge | 266m | 2026-07 | 01-05 | 114 sqm | $1,473 |
| Parc Elegance | 275m | 2026-07 | 01-05 | 46 sqm | $1,636 |
| Landed · Lorong H Telok Kurau | 281m | 2026-07 | — | 211 sqm | $2,214 |
| Landed · Changi Road | 284m | 2026-07 | — | 334 sqm | $2,377 |
| Espira Spring | 115m | 2026-06 | 01-05 | 173 sqm | $1,036 |
| Landed · Changi Road | 284m | 2026-06 | — | 702 sqm | $1,386 |
| Kembangan Court | 185m | 2026-05 | 01-05 | 83 sqm | $1,399 |
| D'Oasia | 200m | 2026-05 | 01-05 | 50 sqm | $1,635 |
| Sunny Palms | 107m | 2026-04 | 01-05 | 96 sqm | $1,568 |
| Espira Suites | 167m | 2026-04 | 01-05 | 46 sqm | $1,682 |
| The Champagne | 85m | 2026-03 | 01-05 | 98 sqm | $1,515 |
| Espira Suites | 167m | 2026-03 | 01-05 | 45 sqm | $1,627 |
| Espira Spring | 115m | 2026-02 | 01-05 | 195 sqm | $1,252 |
| Espira Spring | 115m | 2026-02 | 01-05 | 182 sqm | $1,327 |
The 20 most recent are listed, out of 262 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.
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.
3 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2026-05-07 | 162m | 263° W | 3 storeys | Proposed new erection of a 3-storey envelope control intermediate terrace dwelling house with an attic on lot 04586k m… |
| 2024-01-04 | 226m | 287° WNW | — | Proposed subdivision of land into 2 plots |
| 2026-03-17 | 342m | 278° W | 3 storeys | Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with attic on lot 04322n mk 23 at… |
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.