Twentyone Angullia Park

5 filed transactions · District 09 · CCR

Median, per square foot

3,460 psf

Observed range

$3,297 — $4,512 psf
S$10,138k median price

Freehold · 5 filed transactions

S$10,138k

Median price

Filed transactions

35%

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 $10,138,000Loan, 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 month5 months with a sale

Dec '21 · S$10,138kJan '26 · S$10,800k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

290 sqm · floor 01-05Condominium · Resale · 2026-01

S$10,800,000$3460 psf

176 sqm · floor 01-05Condominium · Resale · 2025-06

S$6,250,000$3299 psf

210 sqm · floor 06-10Condominium · Resale · 2022-04

S$7,452,000$3297 psf

210 sqm · floor 21-25Condominium · Resale · 2022-03

S$10,200,000$4512 psf

210 sqm · floor 31-35Condominium · Resale · 2021-12

S$10,138,000$4485 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 09, typical project+4.1%

Middle of 13 projects in District 09 that clear the bar — half fall between +1.1% and +7.8%. 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$2,289	996
06-10	S$2,511	999
11-15	S$2,685	493
16-20	S$2,798	434
21-25	S$3,090	335
26-30	S$3,250	269
31-35	S$3,291	243
36-40	S$3,296	43

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

Orchard

72m

Primary schools within 1km

nearest 1.2km — outside the band

Primary schools · straight-line distance

6 more between 1km and 2km

River Valley Primary School1.2km
Anglo-Chinese School (Junior)1.4km
Alexandra Primary School1.5km
Anglo-Chinese School (Primary)1.7km
St. Margaret'S School (Primary)1.8km
Singapore Chinese Girls' Primary School1.9km

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

Orchard72m
Orchard Boulevard698m
Great World885m

Also nearby

Hawker centreZion Riverside Food Centre1.3km
ParkOrchard Fountain Corner877m
Other schoolsGan Eng Seng School1.8km

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

12projects within 300m

$2,680–$3,664the middle half, per sq ft

$3,062median of those sales

From 121 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.

Project	Away	Filed	Floor	Size	PSF
Skyline @ Orchard Boulevard	85m	2026-08	01-05	162 sqm	$2,753
Four Seasons Park	242m	2026-08	16-20	210 sqm	$3,487
Paterson Linc	64m	2026-07	01-05	79 sqm	$2,398
The Orchard Residences	186m	2026-07	16-20	265 sqm	$2,910
The Orchard Residences	186m	2026-06	46-50	265 sqm	$3,576
The Orchard Residences	186m	2026-06	11-15	265 sqm	$3,506
Four Seasons Park	242m	2026-06	21-25	355 sqm	$3,664
Paterson Suites	268m	2026-05	01-05	162 sqm	$2,581
Boulevard 88	298m	2026-05	21-25	122 sqm	$4,206
Four Seasons Park	242m	2026-04	21-25	267 sqm	$3,229
Boulevard 88	298m	2026-04	21-25	122 sqm	$4,061
Boulevard 88	298m	2026-04	11-15	122 sqm	$4,030
Orchard View	152m	2026-02	26-30	235 sqm	$2,767
The Paterson Edge	136m	2026-01	01-05	81 sqm	$2,466
3 Cuscaden	74m	2025-11	06-10	71 sqm	$3,468
Angullia Park Residences @ Orchard	90m	2025-09	01-05	87 sqm	$2,670
Angullia Park Residences @ Orchard	90m	2025-08	01-05	87 sqm	$2,616
Angullia Park Residences @ Orchard	90m	2025-08	06-10	87 sqm	$2,296
The Paterson Edge	136m	2025-08	06-10	94 sqm	$2,421

The 19 most recent are listed, out of 121 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.

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.

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$10,138,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$10,138,000

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$223,808

Cash in handS$9,531,776

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.