The Park Vale
5 filed transactions · District 11 · CCR
S$2,720k 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 $2,720,000Loan, 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 month5 months with a sale
The transactions behind those figures5 of 5
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 7 projects in District 11 that clear the bar — half fall between +4.1% and +14.7%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 11, 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$2,105 | 502 |
| 06-10 | S$2,296 | 354 |
| 11-15 | S$2,456 | 208 |
| 16-20 | S$2,726 | 161 |
| 21-25 | S$3,083 | 105 |
| 26-30 | S$3,252 | 86 |
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.
- Raffles Girls' Primary School580m
1 more between 1km and 2km
- Nanyang Primary School1.1km
- Tan Kah Kee603m
- Botanic Gardens909m
- Farrer Road1.4km
- Hawker centreAdam Road Food Centre708m
- ParkBougainvillea PK574m
- Other schoolsHwa Chong Institution816m
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 105 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 |
|---|---|---|---|---|---|
| Shelford 23 | 249m | 2026-08 | 01-05 | 142 sqm | $1,937 |
| Watten Estate | 178m | 2026-07 | — | 372 sqm | $2,969 |
| Watten Estate | 178m | 2026-07 | — | 374 sqm | $2,754 |
| Watten House | 113m | 2026-06 | 01-05 | 220 sqm | $3,274 |
| Watten Estate | 178m | 2026-06 | — | 811 sqm | $2,063 |
| Watten Estate | 178m | 2026-06 | — | 398 sqm | $2,798 |
| Shelford 23 | 249m | 2026-06 | 01-05 | 163 sqm | $1,852 |
| Shelford View | 133m | 2026-05 | 01-05 | 290 sqm | $1,884 |
| Watten Hill | 193m | 2026-05 | — | 248 sqm | $1,761 |
| 21 Shelford | 297m | 2026-05 | 01-05 | 85 sqm | $2,022 |
| Watten Estate | 178m | 2026-04 | — | 206 sqm | $2,971 |
| Watten Estate | 178m | 2026-04 | — | 167 sqm | $3,699 |
| Watten Hill | 193m | 2026-04 | — | 248 sqm | $1,761 |
| Watten House | 113m | 2026-03 | 01-05 | 143 sqm | $3,307 |
| Watten House | 113m | 2026-03 | 01-05 | 143 sqm | $3,118 |
The 15 most recent are listed, out of 105 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.
7 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2025-04-22 | 132m | 263° W | — | Proposed subdivision of land into 2 plots on lot mk17-04401w at 2 park vale |
| 2024-10-26 | 144m | 258° WSW | 3 storeys | Proposed amendment to the approved new erection of 3 units of 3-storey envelope control detached dwelling houses into … |
| 2024-01-11 | 146m | 280° W | — | Subdivision of land into 3 plots |
| 2026-03-10 | 146m | 280° W | 3 storeys | Proposed new erection of 2 units corner terrace and 1 unit of intermediate terrace of 3-storey envelope control dwelli… |
| 2026-05-14 | 146m | 280° W | 3 storeys | Proposed amendment to approved new erection of 2 units of corner terrace and 1 unit of intermediate terrace of 3-store… |
| 2024-05-10 | 350m | 260° W | 2 storeys | Proposed erection of a 2-storey envelope control intermediate terrace dwelling houses with attic on lot 03153a mk17 at… |
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.