Landed · Begonia Crescent

14 filed transactions · District 28 · OCR · Houses here are in Hock Swee Hill

Median, per square foot

1,221 psf

Observed range

$707 — $1,799 psf
S$4,913k median price

Freehold · 14 filed transactions

S$4,913k

Median price

Filed transactions

89%

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 $4,912,500Loan, 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 month12 months with a sale

Sep '21 · S$4,325kApr '26 · S$6,000k

The transactions behind those figures14 of 14

Nothing modelled — these are the filed sales.

309.8 sqmSemi-detached · Resale · 2026-04

S$6,000,000$1799 psf

365.1 sqmSemi-detached · Resale · 2025-05

S$5,050,000$1285 psf

319.2 sqmSemi-detached · Resale · 2024-10

S$4,500,000$1310 psf

372.5 sqmSemi-detached · Resale · 2024-09

S$5,000,000$1247 psf

460.1 sqmSemi-detached · Resale · 2023-11

S$3,500,000$707 psf

339.2 sqmSemi-detached · Resale · 2023-06

S$5,200,000$1424 psf

576.6 sqmSemi-detached · Resale · 2023-02

S$6,180,000$996 psf

309.8 sqmSemi-detached · Resale · 2022-06

S$4,825,000$1447 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

Fernvale

1.6km

Primary schools within 1km

nearest 1.3km — outside the band

Primary schools · straight-line distance

2 more between 1km and 2km

Fernvale Primary School1.3km
Sengkang Green Primary School1.5km

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

Fernvale1.6km
Thanggam1.7km
Layar2.0km

Also nearby

ParkNim Meadow Park1.1km
Preschools6 within 1kmnearest 163m
Other schoolsPei Hwa Secondary School1.8km

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

5projects within 300m

$1,166–$1,456the middle half, per sq ft

$1,345median 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
Landed · Tamarind Road	190m	2026-08	—	259 sqm	$1,114
Landed · Dedap Road	296m	2026-08	—	349 sqm	$1,477
Landed · Begonia Lane	297m	2026-08	—	218 sqm	$1,491
Landed · Begonia Drive	201m	2026-06	—	230 sqm	$1,556
Landed · Tamarind Road	190m	2026-05	—	358 sqm	$1,246
Landed · Dedap Road	296m	2026-05	—	341 sqm	$1,427
Landed · Dedap Road	296m	2026-05	—	387 sqm	$1,557
Landed · Dedap Road	296m	2026-04	—	366 sqm	$2,206
Landed · Dedap Road	296m	2026-03	—	344 sqm	$1,620
Landed · Dedap Road	296m	2025-12	—	354 sqm	$1,167
Landed · Begonia Lane	297m	2025-12	—	213 sqm	$1,443
Landed · Tamarind Road	190m	2025-10	—	397 sqm	$1,363
Landed · Begonia Road	112m	2025-05	—	257 sqm	$1,665
Landed · Tamarind Road	190m	2025-02	—	342 sqm	$1,358
Landed · Tamarind Road	190m	2024-06	—	358 sqm	$1,140
Landed · Tamarind Road	190m	2024-01	—	434 sqm	$1,135
Landed · Tamarind Road	190m	2023-10	—	358 sqm	$930
Landed · Tamarind Road	190m	2023-02	—	417 sqm	$1,939
Landed · Tamarind Road	190m	2022-01	—	397 sqm	$1,323
Landed · Begonia Road	112m	2021-12	—	434 sqm	$1,112

The 20 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 06:00 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
2024-07-10	237m	267° W	2 storeys	Proposed new erection of 2-storey envelope control semi-detached dwelling house with basement, mezzanine and attic
2024-08-05	324m	268° W	2 storeys	Proposed new erection of a 2-storey envelope control semi-detached dwelling house with attic on lot 08636p mk 18 at 15…

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$4,913,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,913,000

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$109,903

Cash in handS$4,420,681

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.