Tiara

24 filed transactions · District 09 · CCR

Median, per square foot

2,434 psf

Observed range

$1,858 — $2,676 psf
S$3,284k median price

Freehold · 24 filed transactions

▲ 16.0% vs 12 months ago

S$3,284k

Median price

Filed transactions

34%

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 $3,284,000Loan, 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 month19 months with a sale

May '22 · S$2,900kJul '26 · S$2,789k

The transactions behind those figures20 of 24

Nothing modelled — these are the filed sales.

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

S$3,428,000$2676 psf

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

S$2,150,000$2407 psf

140 sqm · floor 21-25Condominium · Resale · 2026-03

S$3,760,000$2495 psf

140 sqm · floor 21-25Condominium · Resale · 2026-03

S$3,880,000$2575 psf

121 sqm · floor 11-15Condominium · Resale · 2026-02

S$3,260,000$2503 psf

121 sqm · floor 26-30Condominium · Resale · 2026-01

S$3,288,000$2525 psf

83 sqm · floor 01-05Condominium · Resale · 2025-12

S$2,211,000$2475 psf

140 sqm · floor 31-35Condominium · Resale · 2025-11

S$3,888,000$2580 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-0.9%

Floors 16+ against floors 1–5, Tiara only. Median S$2,430 psf up top from 15 sales, S$2,453 psf low down from 5.

District 09, typical project+6.8%

Middle of 22 projects in District 09 that clear the bar — half fall between +1.3% and +9.5%. 3 came out negative — high floors sold for less in 3 of them.

Every band in District 09, 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$2,170	534
06-10	S$2,430	462
11-15	S$2,601	315
16-20	S$2,573	226
21-25	S$2,712	152
26-30	S$2,815	122
31-35	S$3,257	70
36-40	S$3,448	11

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

Great World

242m

Primary schools within 1km

nearest 546m

Primary schools · straight-line distance

River Valley Primary School546m
Alexandra Primary School851m

3 more between 1km and 2km

Zhangde Primary School1.3km
Anglo-Chinese School (Junior)1.9km
St. Margaret'S School (Primary)1.9km

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

Great World242m
Havelock655m
Orchard795m

Also nearby

Hawker centreZion Riverside Food Centre323m
ParkKim Seng PK463m
Other schoolsGan Eng Seng School1.1km

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

20projects within 300m

$1,959–$2,578the middle half, per sq ft

$2,130median of those sales

From 275 filed sales — the 20 most recent at each project, which is all this index keeps. 9 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Kellock Lodge	151m	2026-08	06-10	83 sqm	$2,104
Valley Park	248m	2026-08	01-05	154 sqm	$2,232
River Green	250m	2026-08	31-35	61 sqm	$3,608
River Green	250m	2026-08	31-35	61 sqm	$3,543
Stellar Rv	278m	2026-08	01-05	57 sqm	$1,548
Mutiara View	281m	2026-08	11-15	105 sqm	$2,500
The Trillium	290m	2026-08	11-15	167 sqm	$2,754
Irwell Hill Residences	172m	2026-07	31-35	57 sqm	$3,032
The Montana	240m	2026-07	01-05	57 sqm	$2,005
Valley Park	248m	2026-07	11-15	113 sqm	$2,384
River Green	250m	2026-07	31-35	56 sqm	$3,575
River Green	250m	2026-07	26-30	39 sqm	$3,323
Rv Suites	183m	2026-06	01-05	63 sqm	$1,556
The Aston	151m	2026-05	06-10	60 sqm	$1,928
Irwell Hill Residences	172m	2026-05	06-10	62 sqm	$2,997
Irwell Hill Residences	172m	2026-05	01-05	80 sqm	$3,135
Irwell Hill Residences	172m	2026-05	11-15	118 sqm	$3,141
Irwell Hill Residences	172m	2026-05	21-25	57 sqm	$2,779
The Aston	151m	2026-04	06-10	137 sqm	$1,953
The Aston	151m	2026-04	06-10	62 sqm	$1,817
Irwell Hill Residences	172m	2026-04	01-05	63 sqm	$3,023
Irwell Hill Residences	172m	2026-04	16-20	61 sqm	$3,054

The 22 most recent are listed, out of 275 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2026-04-29	231m	273° W	7 storeys	Proposed new erection of a block of 7-storey serviced apartments development (total 36 units) on lot 99717w ts24 at 40…

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$3,284,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,284,000

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$74,391

Cash in handS$2,827,193

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.