Villa de West

7 filed transactions · District 05 · RCR

Median, per square foot

1,344 psf

Observed range

$1,091 — $1,502 psf
S$1,520k median price

Freehold · 7 filed transactions

S$1,520k

Median price

Filed transactions

31%

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 $1,520,000Loan, 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 month7 months with a sale

Jun '22 · S$1,300kMay '26 · S$2,020k

The transactions behind those figures7 of 7

Nothing modelled — these are the filed sales.

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

S$2,020,000$1466 psf

167 sqm · floor 01-05Condominium · Resale · 2026-02

S$2,560,000$1424 psf

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

S$1,520,000$1502 psf

142 sqm · floor 01-05Condominium · Resale · 2025-10

S$2,000,000$1308 psf

94 sqm · floor 01-05Condominium · Resale · 2024-11

S$1,360,000$1344 psf

125 sqm · floor 01-05Condominium · Resale · 2022-08

S$1,468,000$1091 psf

94 sqm · floor 01-05Condominium · Resale · 2022-06

S$1,300,000$1285 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 05, typical project+6.3%

Middle of 11 projects in District 05 that clear the bar — half fall between +3.1% and +9.2%. None came out negative in this set.

Every band in District 05, 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	1,780
06-10	S$2,200	1,071
11-15	S$2,073	1,022
16-20	S$2,049	815
21-25	S$1,974	691
26-30	S$2,067	199
31-35	S$1,958	166
36-40	S$2,101	78

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

Haw Par Villa

1.4km

Primary schools within 1km

nearest 1.8km — outside the band

Primary schools · straight-line distance

1 more between 1km and 2km

Fairfield Methodist School (Primary)1.8km

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

Haw Par Villa1.4km
Kent Ridge1.4km
One-North1.9km

Also nearby

ParkClementi Woods Park1.0km
Other schoolsKent Ridge Secondary School1.4km

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.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Villa de WestStraight-line, not walking — what sits between two points is in no dataset here.

8projects within 300m

$1,353–$1,760the middle half, per sq ft

$1,575median of those sales

From 48 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Gold Coast Condominium	278m	2026-06	01-05	176 sqm	$1,689
Village @ Pasir Panjang	228m	2026-04	01-05	117 sqm	$1,658
Village @ Pasir Panjang	228m	2026-04	01-05	78 sqm	$1,793
Village @ Pasir Panjang	228m	2026-03	01-05	100 sqm	$1,615
Landed · Pasir Panjang Drive	139m	2025-11	—	164 sqm	$2,307
Landed · Guok Avenue	131m	2025-10	—	304 sqm	$1,868
Village @ Pasir Panjang	228m	2025-09	01-05	103 sqm	$1,632
Gold Coast Condominium	278m	2025-09	01-05	168 sqm	$1,631
Pasir Panjang Court	179m	2025-05	01-05	124 sqm	$1,424
Village @ Pasir Panjang	228m	2025-03	01-05	94 sqm	$1,858
The Foliage	246m	2025-03	01-05	47 sqm	$1,769
Ealine Park	186m	2024-07	—	334 sqm	$1,662
Pasir Panjang Court	179m	2023-10	01-05	124 sqm	$1,206
Pasir Panjang Lodge	97m	2022-09	01-05	116 sqm	$1,041
Pasir Panjang Court	179m	2022-04	01-05	124 sqm	$1,424
Landed · Guok Avenue	131m	2022-02	—	165 sqm	$1,802
Pasir Panjang Court	179m	2021-11	01-05	125 sqm	$1,351
Landed · Pasir Panjang Drive	139m	2021-10	—	238 sqm	$1,426

The 18 most recent are listed, out of 48 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$1,520,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,520,000

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$35,936

Cash in handS$1,101,648

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.