The Morning Glory

3 filed transactions · District 19 · OCR

Median, per square foot

1,321 psf

Observed range

$1,123 — $1,471 psf
S$1,365k median price

Freehold · 3 filed transactions

S$1,365k

Median price

Filed transactions

26%

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 $1,365,000Loan, 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 month3 months with a sale

Nov '21 · S$1,160kAug '24 · S$1,520k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

96 sqm · floor 01-05Apartment · Resale · 2024-08

S$1,520,000$1471 psf

96 sqm · floor 01-05Apartment · Resale · 2022-09

S$1,365,000$1321 psf

96 sqm · floor 01-05Apartment · Resale · 2021-11

S$1,160,000$1123 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 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, 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$1,519	1,912
06-10	S$1,566	1,301
11-15	S$1,575	1,203
16-20	S$1,691	520
21-25	S$2,586	52

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

Serangoon

763m

Primary schools within 1km

nearest 860m

Primary schools · straight-line distance

Zhonghua Primary School860m

8 more between 1km and 2km

Paya Lebar Methodist Girls' School (Primary)1.2km
Yangzheng Primary School1.3km
CHIJ Our Lady of Good Counsel1.4km
Xinghua Primary School1.5km
Maris Stella High School1.7km
St. Gabriel'S Primary School1.8km
Xinmin Primary School1.8km
Rosyth 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

Serangoon763m
Kovan908m
Lorong Chuan1.4km

Also nearby

Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)1.1km
ParkBoundary Road Park370m
Other schoolsPeicai 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.
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 Morning GloryStraight-line, not walking — what sits between two points is in no dataset here.

31projects within 300m

$1,288–$1,729the middle half, per sq ft

$1,486median of those sales

From 208 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
Landed · Lim Tua Tow Road	250m	2026-08	—	244 sqm	$2,098
Casa Cambio	300m	2026-08	01-05	46 sqm	$1,753
Casa Cambio	300m	2026-08	01-05	46 sqm	$1,717
Landed · Hillside Drive	161m	2026-07	—	217 sqm	$2,950
Cambio Suites	175m	2026-07	01-05	47 sqm	$1,700
Vibes @ Kovan	239m	2026-07	01-05	35 sqm	$1,725
Landed · Highland Road	279m	2026-07	—	166 sqm	$2,159
Casa Cambio	300m	2026-07	01-05	54 sqm	$1,265
Casa Cambio	300m	2026-07	01-05	46 sqm	$1,777
Space @ Kovan	235m	2026-06	01-05	51 sqm	$1,428
Hillsgrove	296m	2026-06	—	436 sqm	$842
Casa Cambio	300m	2026-06	01-05	45 sqm	$1,755
Landed · Hillside Drive	161m	2026-04	—	163 sqm	$3,362
Cambio Suites	175m	2026-04	01-05	74 sqm	$1,491
Wembly Residences	35m	2026-02	01-05	175 sqm	$1,402
Landed · Lange Road	195m	2026-02	—	579 sqm	$1,123
Landed · Sirat Road	69m	2025-12	—	228 sqm	$3,007
Landed · Sirat Road	69m	2025-12	—	173 sqm	$3,289
Residences Botanique	86m	2025-12	01-05	82 sqm	$1,660
Stadia	145m	2025-12	01-05	84 sqm	$1,471
Landed · Hillside Drive	161m	2025-12	—	167 sqm	$2,764
Vina Lodge	23m	2025-09	01-05	159 sqm	$1,122

The 22 most recent are listed, out of 208 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.

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

Approved	Away	Bearing	Height	What
2024-11-14	76m	268° W	4 storeys	Proposed erection of 4-storey commercial / residential development consisting of office at 1st & 2nd storey and servic…
2025-05-16	76m	268° W	4 storeys	Proposed amendment and regularisation of gfa to approved erection of 4-storey commercial / residential development con…

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$1,365,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,365,000

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$32,557

Cash in handS$950,027

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.