Landed · Beechwood Grove

5 filed transactions · District 25 · OCR

Median, per square foot

652 psf

Observed range

$587 — $695 psf
S$4,000k median price

99 yrs lease commencing from 1995 · 5 filed transactions

S$4,000k

Median price

Filed transactions

17%

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 $4,000,008Loan, 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 month5 months with a sale

Jan '22 · S$3,600kOct '25 · S$4,689k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

716 sqmDetached · Resale · 2025-10

S$4,688,888$608 psf

777.7 sqmDetached · Resale · 2024-12

S$5,820,000$695 psf

570 sqmDetached · Resale · 2024-06

S$4,000,008$652 psf

506 sqmDetached · Resale · 2022-11

S$3,650,000$670 psf

570 sqmDetached · Resale · 2022-01

S$3,600,000$587 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

Marsiling

754m

Primary schools within 1km

nearest 380m

Primary schools · straight-line distance

Fuchun Primary School380m
Marsiling Primary School902m

4 more between 1km and 2km

Si Ling Primary School1.1km
Innova Primary School1.4km
Woodgrove Primary School1.5km
Woodlands 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

Marsiling754m
Woodlands1.4km
Woodlands South1.7km

Also nearby

Hawker centreMarsiling Mall Hawker Centre747m
ParkWoodlands Town PK East1.1km
Other schoolsWoodlands Ring Secondary School408m

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

6projects within 300m

$987–$1,381the middle half, per sq ft

$1,185median of those sales

From 49 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
Woodgrove Estate	243m	2026-07	—	183 sqm	$1,226
Woodgrove Estate	243m	2026-07	—	183 sqm	$1,295
Century Woods	284m	2026-07	—	150 sqm	$1,548
Century Woods	284m	2026-06	—	150 sqm	$1,425
Landed · Oakwood Grove	168m	2026-03	—	710 sqm	$589
Woodgrove Estate	243m	2025-11	—	183 sqm	$1,206
Landed · Pinewood Grove	251m	2025-10	—	180 sqm	$1,419
Century Woods	284m	2025-09	—	208 sqm	$1,339
Century Woods	284m	2025-09	—	150 sqm	$1,765
Landed · Oakwood Grove	168m	2025-06	—	176 sqm	$1,419
Century Woods	284m	2025-06	—	302 sqm	$987
Landed · Oakwood Grove	168m	2025-02	—	638 sqm	$641
Landed · Oakwood Grove	168m	2024-12	—	690 sqm	$590
Beechwood Terrace	52m	2024-05	—	204 sqm	$1,297
Beechwood Terrace	52m	2023-09	—	204 sqm	$1,250
Landed · Oakwood Grove	168m	2023-09	—	604 sqm	$585
Landed · Oakwood Grove	168m	2022-06	—	176 sqm	$1,042
Beechwood Terrace	52m	2022-05	—	198 sqm	$1,173
Landed · Oakwood Grove	168m	2022-05	—	691 sqm	$552
Landed · Oakwood Grove	168m	2022-04	—	216 sqm	$938
Beechwood Terrace	52m	2021-11	—	225 sqm	$1,036

The 21 most recent are listed, out of 49 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$4,000,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,000,000

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$90,000

Cash in handS$3,527,584

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.