Landed · Ash Grove

21 filed transactions · District 11 · CCR · Houses here are in Raffles Park

Median, per square foot

2,206 psf

Observed range

$1,649 — $3,069 psf
S$23,000k median price

Freehold · 21 filed transactions

▼ 11.4% vs 12 months ago

S$23,000k

Median price

Filed transactions

64%

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 $23,000,000Loan, 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 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 month16 months with a sale

Oct '21 · S$17,689kJul '26 · S$23,800k

The transactions behind those figures20 of 21

Nothing modelled — these are the filed sales.

1131.2 sqmDetached · Resale · 2026-07

S$23,800,000$1955 psf

1086.1 sqmDetached · Resale · 2026-06

S$28,000,000$2395 psf

1012.6 sqmDetached · Resale · 2026-05

S$23,000,000$2110 psf

769.2 sqmDetached · Resale · 2026-02

S$19,200,000$2319 psf

939.8 sqmDetached · Resale · 2024-09

S$20,000,000$1977 psf

1028.5 sqmDetached · Resale · 2023-08

S$25,300,000$2285 psf

1051.1 sqmDetached · Resale · 2023-06

S$24,000,000$2121 psf

790.7 sqmDetached · Resale · 2022-10

S$23,500,000$2761 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's around

Straight-line distance from the middle of the street — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Sixth Avenue

708m

Primary schools within 1km

nearest 560m

Primary schools · straight-line distance

Raffles Girls' Primary School560m · 2C two-track

1 more between 1km and 2km

Nanyang Primary School1.5km · 2C two-track

Distance stops ordering Phase 2C at 2 of these schools, from the 2027 registration exercise. MOE is splitting Phase 2C places equally into a track for homes within 2km and a track for homes beyond it, with neither track having priority over the other, at twelve schools where public housing is under 40% of dwelling units within 2km. Marked 2C two-track above: Raffles Girls' Primary School, Nanyang Primary School. At those, being 300m away buys nothing over being 1.5km away in that phase — both sit in the same track and ballot within it — and a home beyond 2km goes from last in line to half the places. Phases 2A and 2B are unchanged, and so is every other school in this list. Announced 10 September 2026; it first applies to children entering Primary 1 in 2028.

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

Sixth Avenue708m
Tan Kah Kee939m
Botanic Gardens1.8km

Also nearby

ParkBougainvillea PK874m
Preschools6 within 1kmnearest 169m
Other schoolsNanyang Girls' High School288m

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

What has sold nearby300m

Distance from Landed · Ash GroveStraight-line, not walking — what sits between two points is in no dataset here.

5projects within 300m

$2,234–$3,221the middle half, per sq ft

$2,756median of those sales

From 27 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Landed · Linden Drive	157m	2026-08	—	822 sqm	$2,238
Landed · Greenwood Avenue	253m	2026-07	—	240 sqm	$3,945
Landed · Greenwood Avenue	253m	2026-07	—	159 sqm	$3,681
Landed · Greenwood Avenue	253m	2026-06	—	152 sqm	$3,978
Landed · Greenwood Avenue	253m	2026-05	—	161 sqm	$3,755
Landed · Greenwood Walk	282m	2026-05	—	180 sqm	$3,105
Landed · Greenwood Avenue	253m	2026-03	—	165 sqm	$3,407
Landed · Jalan Pandan	174m	2026-02	—	446 sqm	$2,127
Landed · Greenwood Walk	282m	2025-12	—	207 sqm	$3,193
Landed · Jalan Pandan	174m	2025-05	—	377 sqm	$2,754
Landed · Greenwood Avenue	253m	2025-03	—	150 sqm	$3,561
Landed · Greenwood Avenue	253m	2024-08	—	150 sqm	$3,221
Orchid Village	180m	2024-04	—	447 sqm	$1,361
Orchid Village	180m	2023-11	—	448 sqm	$1,348
Landed · Jalan Pandan	174m	2022-07	—	428 sqm	$2,234
Landed · Jalan Pandan	174m	2022-02	—	425 sqm	$2,167

The 16 most recent are listed, out of 27 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 06:00 pm and sets at 06:56 pm, arriving from 272° (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.

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

Approved	Away	Bearing	Height	What
2024-01-15	294m	292° WNW	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with an attic, mezzanine, basement and a …
2024-03-27	294m	292° WNW	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with an attic, mezz…

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$23,000,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$23,000,000

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$504,200

Cash in handS$22,113,384

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.