Landed · Beng Wan Road

4 filed transactions · District 12 · RCR

Median, per square foot

321 psf

Observed range

$254 — $337 psf
S$1,285k median price

Mixed tenure · 4 filed transactions

S$1,285k

Median price

Filed transactions

26%

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 $1,285,000Loan, 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 month4 months with a sale

Oct '21 · S$1,018kNov '23 · S$1,330k

The transactions behind those figures4 of 4

Nothing modelled — these are the filed sales.

367 sqmDetached · Resale · 2023-11

S$1,330,000$337 psf

371.6 sqmDetached · Resale · 2023-05

S$1,320,000$330 psf

371.6 sqmDetached · Resale · 2023-04

S$1,250,000$313 psf

372 sqmDetached · Resale · 2021-10

S$1,018,000$254 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

Boon Keng

591m

Primary schools within 1km

nearest 192m

Primary schools · straight-line distance

Bendemeer Primary School192m
St Andrew'S School (Junior)877m
Hong Wen School905m

3 more between 1km and 2km

Cedar Primary School1.7km
Canossa Catholic Primary School1.9km
Pei Chun Public School1.9km

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

Boon Keng591m
Geylang Bahru700m
Potong Pasir908m

Also nearby

Hawker centreGeylang Bahru Blk 69 (Blk 69 Geylang Bahru Market and Food Centre)544m
ParkSt Michael'S FC334m
Other schoolsBendemeer Secondary School526m

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 · Beng Wan RoadStraight-line, not walking — what sits between two points is in no dataset here.

12projects within 300m

$1,365–$1,899the middle half, per sq ft

$1,589median of those sales

From 156 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
One St Michael'S	169m	2026-08	16-20	110 sqm	$1,943
One St Michael'S	169m	2026-08	06-10	116 sqm	$1,890
The Arcady at Boon Keng	194m	2026-08	11-15	101 sqm	$2,631
St Francis Court	215m	2026-08	06-10	76 sqm	$1,186
Eight Riversuites	251m	2026-08	11-15	100 sqm	$1,802
Eight Riversuites	251m	2026-08	11-15	91 sqm	$1,899
Eight Riversuites	251m	2026-08	11-15	91 sqm	$1,940
Eight Riversuites	251m	2026-08	26-30	91 sqm	$2,021
The Arcady at Boon Keng	194m	2026-07	06-10	119 sqm	$2,575
The Arcady at Boon Keng	194m	2026-07	21-25	131 sqm	$2,743
The Arcady at Boon Keng	194m	2026-07	11-15	131 sqm	$2,691
The Arcady at Boon Keng	194m	2026-07	06-10	71 sqm	$2,630
The Arcady at Boon Keng	194m	2026-07	06-10	101 sqm	$2,598
The Arcady at Boon Keng	194m	2026-07	21-25	139 sqm	$2,419
The Arcady at Boon Keng	194m	2026-07	21-25	131 sqm	$2,774
The Arcady at Boon Keng	194m	2026-07	16-20	71 sqm	$2,750
The Arcady at Boon Keng	194m	2026-06	11-15	101 sqm	$2,594

The 17 most recent are listed, out of 156 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-06-08	56m	251° WSW	—	Proposed subdivision of land into 2 plots (kallang planning area)

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$1,285,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,285,000

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$30,813

Cash in handS$871,771

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.