The Merlot

5 filed transactions · District 08 · RCR

Median, per square foot
1,496 psf
Observed range
$1,131 — $1,621 psf
S$1,220k median price

Freehold · 5 filed transactions

S$1,220k
Median price
5
Filed transactions
33%
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
I own this

Median price by month5 months with a sale

May '22 · S$998kAug '26 · S$1,780k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

102 sqm · floor 06-10Apartment · Resale · 2026-08
S$1,780,000$1621 psf
82 sqm · floor 06-10Apartment · Resale · 2026-03
S$1,220,000$1382 psf
82 sqm · floor 06-10Apartment · Resale · 2023-05
S$1,320,000$1496 psf
48 sqm · floor 11-15Apartment · Resale · 2023-02
S$800,000$1548 psf
82 sqm · floor 06-10Apartment · Resale · 2022-05
S$998,000$1131 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 08, typical project+27.8%

Middle of 2 projects in District 08 that clear the bar — half fall between +5% and +27.8%. None came out negative in this set.

Every band in District 08, 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.

StoreysMedian psfFiled sales
01-05S$1,533433
06-10S$2,027198
11-15S$2,116143
16-20S$2,168126
21-25S$2,13775

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
Novena
712m
Primary schools within 1km
3
nearest 396m
Primary schools · straight-line distance
  • St. Joseph'S Institution Junior396m
  • Farrer Park Primary School535m
  • Anglo-Chinese School (Junior)809m
3 more between 1km and 2km
  • St. Margaret'S School (Primary)1.1km
  • Anglo-Chinese School (Primary)1.3km
  • Hong Wen School1.5km
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
  • Novena712m
  • Farrer Park749m
  • Little India761m
Also nearby
  • Hawker centreCambridge Road Blk 41A (Pek Kio Market and Food Centre)482m
  • ParkCambridge Park85m
  • Other schoolsNorthlight 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

22projects within 300m
$1,626–$2,326the middle half, per sq ft
$1,896median of those sales

From 181 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.

ProjectAwayFiledFloorSizePSF
6 Derbyshire168m2026-0806-1094 sqm$2,224
Cambridge Village170m2026-0801-05144 sqm$1,666
Carlyx Green202m2026-0801-0587 sqm$1,666
Fyve Derbyshire237m2026-0806-1061 sqm$2,345
Landed · Cambridge Road244m2026-08—158 sqm$2,975
Ten @ Suffolk213m2026-0706-10110 sqm$1,993
Viva263m2026-0706-10182 sqm$2,750
6 Derbyshire168m2026-0611-1568 sqm$2,083
Viva263m2026-0626-30231 sqm$2,815
6 Derbyshire168m2026-0526-3077 sqm$2,279
Mera Springs71m2026-0416-20114 sqm$2,070
Suffolk Premier183m2026-0406-1093 sqm$1,738
6 Derbyshire168m2026-0311-1549 sqm$1,858
Mera Springs71m2026-0206-10120 sqm$1,935
Cambridge Village170m2025-1101-05178 sqm$1,487
6 Derbyshire168m2025-1001-0548 sqm$1,839
Lucida174m2025-1001-0599 sqm$1,652
Lucida174m2025-1006-10102 sqm$1,629

The 18 most recent are listed, out of 181 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°

NESW

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.

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

ApprovedAwayBearingHeightWhat
2026-01-14221m293° WNW—Proposed subdivision of lots 01336v, 01337p ts28 at 45 thomson road into 2 plots (novena planning area).
2025-05-13358m250° WSW3 storeysProposed new erection of a 3-storey envelope control intermediate terrace dwelling house with basement and attic
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$1,220,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,220,000
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$29,396
Cash in handS$808,188
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.