The Mezzo
29 filed transactions · District 12 · RCR
S$1,320k 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 $1,320,000Loan, 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 month23 months with a sale
The transactions behind those figures20 of 29
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 10 projects in District 12 that clear the bar — half fall between +2.7% and +12.3%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 12, 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$1,416 | 339 |
| 06-10 | S$1,566 | 463 |
| 11-15 | S$1,614 | 355 |
| 16-20 | S$1,691 | 249 |
| 21-25 | S$1,885 | 121 |
| 26-30 | S$1,951 | 45 |
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.
- Hong Wen School592m
- St. Joseph'S Institution Junior821m
- Farrer Park Primary School926m
8 more between 1km and 2km
- Bendemeer Primary School1.4km
- Anglo-Chinese School (Junior)1.8km
- CHIJ Primary (Toa Payoh)1.8km
- St Andrew'S School (Junior)1.9km
- Anglo-Chinese School (Primary)1.9km
- Pei Chun Public School1.9km
- Kheng Cheng School2.0km
- St. Margaret'S School (Primary)2.0km
- Farrer Park818m
- Novena898m
- Boon Keng963m
- Hawker centreWhampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market)369m
- ParkPek Kio Park576m
- Other schoolsNorthlight School401m
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 85 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 |
|---|---|---|---|---|---|
| Okio | 197m | 2026-08 | 01-05 | 62 sqm | $1,693 |
| City Suites | 90m | 2026-07 | 06-10 | 49 sqm | $1,566 |
| Okio | 197m | 2026-07 | 06-10 | 55 sqm | $1,655 |
| Cityscape @farrer Park | 294m | 2026-07 | 26-30 | 90 sqm | $1,691 |
| Urban Heritage | 177m | 2026-06 | 01-05 | 46 sqm | $1,394 |
| Okio | 197m | 2026-06 | 11-15 | 39 sqm | $1,894 |
| Okio | 197m | 2026-06 | 06-10 | 40 sqm | $1,858 |
| Cityscape @farrer Park | 294m | 2026-05 | 21-25 | 100 sqm | $1,682 |
| Okio | 197m | 2026-04 | 06-10 | 40 sqm | $1,812 |
| Cityscape @farrer Park | 294m | 2026-04 | 16-20 | 92 sqm | $1,676 |
| Cityscape @farrer Park | 294m | 2026-04 | 11-15 | 108 sqm | $1,693 |
| Rocca Balestier | 86m | 2026-01 | 11-15 | 107 sqm | $1,476 |
| Okio | 197m | 2026-01 | 11-15 | 39 sqm | $1,882 |
| Okio | 197m | 2026-01 | 11-15 | 55 sqm | $1,757 |
| Okio | 197m | 2025-12 | 11-15 | 40 sqm | $1,754 |
| Okio | 197m | 2025-11 | 16-20 | 40 sqm | $1,835 |
The 16 most recent are listed, out of 85 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.
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.
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.