Tree House

86 filed transactions · District 23 · OCR

Median, per square foot
1,448 psf
Observed range
$1,048 — $1,711 psf
S$1,658k median price

99 yrs lease commencing from 2009 · 86 filed transactions

▲ 9.5% vs 12 months ago
S$1,658k
Median price
86
Filed transactions
46%
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 month24 months with a sale

Mar '23 · S$1,700kMay '26 · S$1,825k

The transactions behind those figures20 of 86

Nothing modelled — these are the filed sales.

107 sqm · floor 11-15Condominium · Resale · 2026-05
S$1,800,000$1563 psf
107 sqm · floor 11-15Condominium · Resale · 2026-05
S$1,850,000$1606 psf
114 sqm · floor 06-10Condominium · Resale · 2026-04
S$2,028,000$1653 psf
107 sqm · floor 06-10Condominium · Resale · 2025-11
S$1,755,000$1524 psf
107 sqm · floor 01-05Condominium · Resale · 2025-11
S$1,730,000$1502 psf
107 sqm · floor 11-15Condominium · Resale · 2025-10
S$1,730,000$1502 psf
131 sqm · floor 06-10Condominium · Resale · 2025-10
S$2,200,000$1560 psf
69 sqm · floor 01-05Condominium · Resale · 2025-09
S$1,000,000$1346 psf

One row arrives from the source with particulars identical to another — same size, price, month and type — and is listed once here with a count. Whether those are separate sales or one sale filed more than once is not something the feed distinguishes, so nothing has been removed and every figure above still counts them all.

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+10.9%

Floors 16+ against floors 1–5, Tree House only. Median S$1,482 psf up top from 19 sales, S$1,336 psf low down from 26.

District 23, typical project+9.9%

Middle of 17 projects in District 23 that clear the bar — half fall between +3.4% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 23, 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$1,4881,063
06-10S$1,558968
11-15S$1,617663
16-20S$1,659402
21-25S$1,693347
26-30S$1,838128

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
Pending
889m
Primary schools within 1km
1
nearest 852m
Primary schools · straight-line distance
  • Bukit Panjang Primary School852m
3 more between 1km and 2km
  • CHIJ Our Lady Queen of Peace1.0km
  • Zhenghua Primary School1.3km
  • Beacon Primary School1.6km
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
  • Pending889m
  • Bangkit1.2km
  • Hillview1.2km
Also nearby
  • Hawker centreBukit Panjang Hawker Centre948m
  • ParkChestnut Close Park320m
  • Other schoolsAssumption English School904m

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

4projects within 300m
$1,553–$2,073the middle half, per sq ft
$1,639median of those sales

From 75 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
Foresque Residences125m2026-0806-10115 sqm$1,628
Narra Residences206m2026-0811-1552 sqm$2,340
Narra Residences206m2026-0801-0567 sqm$2,073
Narra Residences206m2026-0801-0567 sqm$2,097
Narra Residences206m2026-0801-0581 sqm$2,242
Narra Residences206m2026-0801-0567 sqm$2,085
Foresque Residences125m2026-0706-10110 sqm$1,552
Foresque Residences125m2026-0701-0566 sqm$1,534
Foresque Residences125m2026-0701-05132 sqm$1,548
Foresque Residences125m2026-0721-25115 sqm$1,639
Eco Sanctuary177m2026-0706-1068 sqm$1,691
Eco Sanctuary177m2026-0716-2070 sqm$1,659
Foresque Residences125m2026-0621-25239 sqm$1,088
Eco Sanctuary177m2026-0606-1068 sqm$1,612
Foresque Residences125m2026-0511-15118 sqm$1,628
Foresque Residences125m2026-0506-10105 sqm$1,601
Foresque Residences125m2026-0421-25105 sqm$1,584

The 17 most recent are listed, out of 75 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.

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

ApprovedAwayBearingHeightWhat
2025-06-24350m279° W2 storeysProposed reconsturction to an existing 2 storey envelope control detached dwelling house to a 2 storey detached dwelli…
2024-04-03351m261° W2 storeysProposed erection of a 2-storey envelope control detached dwelling house with attic, basement, and swimming pool on lo…
2024-09-26351m261° W2 storeysProposed amendment to the approved erection of a 2-storey envelope control detached dwelling house with attic, basemen…
2024-02-27366m268° W2 storeysProposed erection of a 2-storey envelope control detached dwelling house with attic on lot 00311n mk 16 at 7 chestnut …
2026-03-02366m268° W2 storeysProposed erection of a 2-storey envelope control detached dwelling house with attic on lot 00311n mk 16 at 7 chestnut …
2025-06-03378m262° W2 storeysProposed new erection of a 2-storey detached house with basement, swimming pool and attic on lot 02919t mk-16 at 14 ch…
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.

The land under Tree House

HDB put this parcel out to tender and names Tree House as what was built on it. Everything below is from that tender: the dates, the winning price, and the 12 bids that came in.

  1. Tender launched23 Jul 2009
  2. Tender closed19 Aug 200913 bids received
  3. Awarded25 Aug 2009Sunny Vista Developments Pte. Ltd. And Hong Realty (Private) Limited
  4. Winning tenderS$143,680,000at least S$3,014 per sq m of gross floor area · at least S$280 per sq ft
Parcel
Bukit Panjang S10a Chestnut Avenue
Site area
22,700 sq m
Lease
99 yrs
Plot ratio
2.1
Gross floor area
47,671 sq m (max)
Sold as
Condominium

HDB marks this gross floor area as a maximum, so it is the most that could be built and not what was built. The rate above is therefore the lowest the land can have cost per square foot, not the rate itself.

Every bid — all 12, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Sunny Vista Developments Pte. Ltd. And Hong Realty (Private) LimitedS$143,680,000—
2Far East Square Pte. Ltd. 129,100,000 00 3 Sim Lian Land Pte LtdS$113,000,000S$30,680,000 · 21.4%
3First Changi Development Pte LtdS$93,380,000S$50,300,000 · 35.0%
4Centurion Re Pte LtdS$91,889,000S$51,791,000 · 36.0%
5UIC Commodities Pte Ltd And Chappelis Pte LtdS$90,008,888S$53,671,112 · 37.4%
6Ho Bee Developments Pte LtdS$87,819,000S$55,861,000 · 38.9%
7Teambuild Properties Pte LtdS$87,118,000S$56,562,000 · 39.4%
8Allgreen Properties LimitedS$86,990,000S$56,690,000 · 39.5%
9Hoi Hup Realty Pte Ltd And Sunway Developments Pte LtdS$86,600,000S$57,080,000 · 39.7%
10Boon Keng Development Pte LtdS$81,180,000S$62,500,000 · 43.5%
11JBE Development Pte LtdS$78,513,000S$65,167,000 · 45.4%
12Frasers Centrepoint LimitedS$77,000,000S$66,680,000 · 46.4%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 25 Aug 2009 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Tree House”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,658,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,658,000
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$38,944
Cash in handS$1,236,640
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.