The Makena

73 filed transactions · District 15 · RCR

Median, per square foot

1,891 psf

Observed range

$1,456 — $2,431 psf
S$2,700k median price

Freehold · 73 filed transactions

▼ 6.0% vs 12 months ago

S$2,700k

Median price

Filed transactions

52%

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 $2,700,000Loan, 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

Jul '23 · S$2,800kAug '26 · S$2,950k

The transactions behind those figures20 of 73

Nothing modelled — these are the filed sales.

141 sqm · floor 01-05Condominium · Resale · 2026-08

S$2,950,000$1944 psf

107 sqm · floor 16-20Condominium · Resale · 2026-07

S$2,650,000$2301 psf

152 sqm · floor 21-25Condominium · Resale · 2026-05

S$3,848,000$2352 psf

107 sqm · floor 21-25Condominium · Resale · 2026-02

S$2,680,000$2327 psf

147 sqm · floor 06-10Condominium · Resale · 2026-02

S$3,500,000$2212 psf

107 sqm · floor 11-15Condominium · Resale · 2025-12

S$2,610,000$2266 psf

141 sqm · floor 06-10Condominium · Resale · 2025-10

S$3,400,000$2240 psf

107 sqm · floor 06-10Condominium · Resale · 2025-09

S$2,510,000$2179 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+18.2%

Floors 16+ against floors 1–5, The Makena only. Median S$2,090 psf up top from 22 sales, S$1,769 psf low down from 18.

District 15, typical project+9.3%

Middle of 31 projects in District 15 that clear the bar — half fall between +3.4% and +14%. 5 came out negative — high floors sold for less in 5 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$1,870	1,677
06-10	S$2,312	1,052
11-15	S$2,430	938
16-20	S$2,522	763
21-25	S$2,399	158
26-30	S$2,513	16

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

Tanjong Katong

325m

Primary schools within 1km

nearest 1.1km — outside the band

Primary schools · straight-line distance

3 more between 1km and 2km

Tanjong Katong Primary School1.1km
Kong Hwa School1.6km
Haig Girls' School1.8km

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

Tanjong Katong325m
Katong Park818m
Marine Parade1.3km

Also nearby

Hawker centreJalan Batu Blk 4A (Blk 4A Jalan Batu Hawker Centre/Market)1.3km
ParkEast Coast Park Area B647m
Other schoolsChung Cheng High School (Main)879m

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

8projects within 300m

$2,215–$2,662the middle half, per sq ft

$2,548median of those sales

From 70 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 Meyerise	211m	2026-08	16-20	81 sqm	$2,787
Seven Crescent	297m	2026-08	—	431 sqm	$1,078
Peach Garden	176m	2026-06	01-05	257 sqm	$1,816
The Meyerise	211m	2026-05	11-15	122 sqm	$2,652
The Meyerise	211m	2026-05	16-20	119 sqm	$2,795
The Sovereign	172m	2026-04	06-10	245 sqm	$2,579
Peach Garden	176m	2026-04	06-10	257 sqm	$1,851
Peach Garden	176m	2026-04	11-15	257 sqm	$1,909
The Meyerise	211m	2026-03	21-25	122 sqm	$2,679
The Meyerise	211m	2026-03	26-30	81 sqm	$2,799
The Meyerise	211m	2026-03	26-30	121 sqm	$2,918
The Meyerise	211m	2025-12	16-20	82 sqm	$2,662
The Sovereign	172m	2025-07	21-25	307 sqm	$2,542
The Sovereign	172m	2025-07	16-20	245 sqm	$2,465
The Sovereign	172m	2025-07	01-05	245 sqm	$2,332
The Sovereign	172m	2025-05	01-05	307 sqm	$2,330
Peach Garden	176m	2025-05	—	560 sqm	$2,257
Peach Garden	176m	2025-04	11-15	257 sqm	$1,851
Peach Garden	176m	2024-12	16-20	257 sqm	$1,826
The Sovereign	172m	2024-10	21-25	307 sqm	$2,602

The 20 most recent are listed, out of 70 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.

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

Approved	Away	Bearing	Height	What
2026-02-16	235m	283° WNW	—	Proposed subdivision of land into 2 plots on lot 02222a mk 25 at 4 mayfield avenue
2024-06-12	314m	264° W	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with basement and s…
2024-10-22	314m	264° W	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with swimming pool …
2026-04-07	314m	264° W	—	Proposed subdivision of land into 2 plots
2024-09-16	331m	248° WSW	26 storeys	Proposed regularization of gfa and amendment to approved residential flat development comprising of 1 block of 26- sto…
2026-01-22	331m	248° WSW	26 storeys	Proposed residential flat development comprising of 1 block of 26- storey apartment (total 226 units), 1 level of base…

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$2,700,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,700,000

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$61,660

Cash in handS$2,255,924

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.