Valley Park

79 filed transactions · District 10 · CCR

Median, per square foot

2,133 psf

Observed range

$1,777 — $2,570 psf
S$2,680k median price

999 yrs lease commencing from 1877 · 79 filed transactions

▲ 4.4% vs 12 months ago

S$2,680k

Median price

Filed transactions

37%

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 $2,680,000Loan, 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 month24 months with a sale

Feb '24 · S$2,795kAug '26 · S$3,700k

The transactions behind those figures20 of 79

Nothing modelled — these are the filed sales.

154 sqm · floor 01-05Condominium · Resale · 2026-08

S$3,700,000$2232 psf

113 sqm · floor 11-15Condominium · Resale · 2026-07

S$2,900,000$2384 psf

158 sqm · floor 11-15Condominium · Resale · 2026-05

S$4,150,000$2440 psf

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

S$2,680,000$2284 psf

168 sqm · floor 16-20Condominium · Resale · 2026-05

S$4,648,000$2570 psf

103 sqm · floor 01-05Condominium · Resale · 2026-04

S$2,328,888$2101 psf

158 sqm · floor 16-20Condominium · Resale · 2026-04

S$3,850,000$2264 psf

113 sqm · floor 11-15Condominium · Resale · 2026-04

S$2,400,000$1973 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+0.9%

Floors 16+ against floors 1–5, Valley Park only. Median S$2,138 psf up top from 18 sales, S$2,119 psf low down from 24.

District 10, typical project+3.1%

Middle of 17 projects in District 10 that clear the bar — half fall between -0.9% and +8.6%. 6 came out negative — high floors sold for less in 6 of them.

Every band in District 10, 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$2,265	1,751
06-10	S$2,648	991
11-15	S$2,537	514
16-20	S$2,138	270
21-25	S$2,218	175
26-30	S$2,081	101
31-35	S$2,089	55

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

380m

Primary schools within 1km

nearest 608m

Primary schools · straight-line distance

Alexandra Primary School608m
River Valley Primary School724m

2 more between 1km and 2km

Zhangde Primary School1.1km
Gan Eng Seng Primary 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

Great World380m
Havelock658m
Tiong Bahru850m

Also nearby

Hawker centreZion Riverside Food Centre262m
ParkKim Seng PK564m
Other schoolsGan Eng Seng School812m

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

26projects within 300m

$1,909–$2,256the middle half, per sq ft

$2,037median of those sales

From 327 filed sales — the 20 most recent at each project, which is all this index keeps. 8 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Rv Residences	116m	2026-08	06-10	64 sqm	$2,491
Kellock Lodge	131m	2026-08	06-10	83 sqm	$2,104
Stellar Rv	172m	2026-08	01-05	57 sqm	$1,548
Mutiara View	200m	2026-08	11-15	105 sqm	$2,500
Loft @ Nathan	211m	2026-08	01-05	43 sqm	$1,959
Rv Residences	116m	2026-07	01-05	64 sqm	$2,468
Stellar Rv	172m	2026-07	06-10	87 sqm	$1,687
Tiara	248m	2026-07	16-20	119 sqm	$2,676
Tiara	248m	2026-07	16-20	83 sqm	$2,407
The Montana	273m	2026-07	01-05	57 sqm	$2,005
Rv Edge	184m	2026-06	06-10	99 sqm	$1,577
Rv Suites	203m	2026-06	01-05	63 sqm	$1,556
Melrose Park	132m	2026-05	06-10	158 sqm	$2,717
Melrose Park	132m	2026-05	06-10	125 sqm	$2,824
Rv Edge	184m	2026-05	06-10	39 sqm	$2,144
Mutiara View	200m	2026-05	06-10	125 sqm	$2,341
Rv Residences	116m	2026-04	06-10	84 sqm	$2,190

The 17 most recent are listed, out of 327 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$2,680,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,680,000

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$61,224

Cash in handS$2,236,360

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.