Viva

26 filed transactions · District 11 · CCR

Median, per square foot

2,533 psf

Observed range

$2,260 — $2,832 psf
S$3,700k median price

Freehold · 26 filed transactions

▲ 9.3% vs 12 months ago

S$3,700k

Median price

Filed transactions

23%

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 $3,700,000Loan, 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 month21 months with a sale

Nov '21 · S$3,470kJul '26 · S$5,387k

The transactions behind those figures20 of 26

Nothing modelled — these are the filed sales.

182 sqm · floor 06-10Condominium · Resale · 2026-07

S$5,387,250$2750 psf

231 sqm · floor 26-30Condominium · Resale · 2026-06

S$7,000,000$2815 psf

97 sqm · floor 21-25Condominium · Resale · 2026-02

S$2,880,000$2758 psf

125 sqm · floor 16-20Condominium · Resale · 2026-01

S$3,750,000$2787 psf

123 sqm · floor 06-10Condominium · Resale · 2025-12

S$3,750,000$2832 psf

185 sqm · floor 01-05Condominium · Resale · 2025-05

S$5,180,000$2601 psf

182 sqm · floor 01-05Condominium · Resale · 2025-05

S$5,020,000$2562 psf

125 sqm · floor 16-20Condominium · Resale · 2025-04

S$3,600,000$2676 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+2.2%

Floors 16+ against floors 1–5, Viva only. Median S$2,555 psf up top from 11 sales, S$2,500 psf low down from 4.

District 11, typical project+4.5%

Middle of 8 projects in District 11 that clear the bar — half fall between +2.2% and +24.4%. None came out negative in this set.

Every band in District 11, 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$2,201	633
06-10	S$1,999	157
11-15	S$1,962	111
16-20	S$2,032	102
21-25	S$2,024	98
26-30	S$2,086	81
31-35	S$2,040	32
36-40	S$2,161	10

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

Novena

487m

Primary schools within 1km

nearest 265m

Primary schools · straight-line distance

St. Joseph'S Institution Junior265m
Farrer Park Primary School792m
Anglo-Chinese School (Junior)802m

5 more between 1km and 2km

Anglo-Chinese School (Primary)1.0km
St. Margaret'S School (Primary)1.3km
Hong Wen School1.6km
Singapore Chinese Girls' Primary School1.9km
CHIJ Primary (Toa Payoh)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

Novena487m
Newton726m
Little India985m

Also nearby

Hawker centreCambridge Road Blk 41A (Pek Kio Market and Food Centre)646m
ParkCambridge Park346m
Other schoolsAnglo-Chinese School (Barker Road)1.1km

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

29projects within 300m

$1,749–$2,205the middle half, per sq ft

$2,002median of those sales

From 294 filed sales — the 20 most recent at each project, which is all this index keeps. 5 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Fyve Derbyshire	158m	2026-08	06-10	61 sqm	$2,345
6 Derbyshire	160m	2026-08	06-10	94 sqm	$2,224
Strata	202m	2026-08	11-15	99 sqm	$1,971
Lincoln Suites	249m	2026-08	26-30	45 sqm	$2,168
The Merlot	263m	2026-08	06-10	102 sqm	$1,621
Miro	299m	2026-08	21-25	116 sqm	$1,762
Ten @ Suffolk	119m	2026-07	06-10	110 sqm	$1,993
Iridium	209m	2026-07	06-10	100 sqm	$1,979
Lincoln Suites	249m	2026-07	06-10	44 sqm	$2,196
Miro	299m	2026-07	01-05	158 sqm	$1,805
6 Derbyshire	160m	2026-06	11-15	68 sqm	$2,083
Strata	202m	2026-06	06-10	47 sqm	$2,111
6 Derbyshire	160m	2026-05	26-30	77 sqm	$2,279
Park Infinia at Wee Nam	188m	2026-05	16-20	52 sqm	$2,205
Lion Towers	139m	2026-04	06-10	173 sqm	$1,896
Fyve Derbyshire	158m	2026-04	01-05	74 sqm	$2,448
Suffolk Premier	159m	2026-04	06-10	93 sqm	$1,738
Park Infinia at Wee Nam	188m	2026-04	11-15	90 sqm	$2,560
Derbyshire Heights	130m	2026-03	01-05	140 sqm	$1,858
6 Derbyshire	160m	2026-03	11-15	49 sqm	$1,858

The 20 most recent are listed, out of 294 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.

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

Approved	Away	Bearing	Height	What
2024-02-08	236m	280° W	8 storeys	Proposed amalgamation of land into 1 plot and strata subdivision of an existing block of 8 storey with attic residenti…
2024-06-25	321m	278° W	15 storeys	Proposed new erection of one block of 15-storey residential apartment (total 38 units) with basement carpark, swimming…
2026-05-22	321m	278° W	15 storeys	Proposed erection of one block of 15-storey residential apartment (total 38 units) with basement carpark, swimming poo…

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$3,700,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,700,000

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$83,460

Cash in handS$3,234,124

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.