Landed · Eaton Place

2 filed transactions · District 19 · OCR

Median, per square foot

1,901 psf

Observed range

$1,541 — $2,260 psf
S$5,523k median price

Freehold · 2 filed transactions

S$5,523k

Median price

Filed transactions

38%

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 $5,523,444Loan, 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 month2 months with a sale

Nov '21 · S$6,089kApr '26 · S$4,958k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

203.8 sqmSemi-detached · Resale · 2026-04

S$4,958,000$2260 psf

367.1 sqmSemi-detached · Resale · 2021-11

S$6,088,888$1541 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

Kovan

758m

Primary schools within 1km

nearest 884m

Primary schools · straight-line distance

Zhonghua Primary School884m

8 more between 1km and 2km

Paya Lebar Methodist Girls' School (Primary)1.3km
Xinghua Primary School1.4km
Yangzheng Primary School1.5km
CHIJ Our Lady of Good Counsel1.5km
Xinmin Primary School1.5km
Rosyth School1.6km
Maris Stella High School1.9km
St. Gabriel'S Primary School2.0km

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

Kovan758m
Serangoon997m
Lorong Chuan1.6km

Also nearby

Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)945m
ParkRichards Ave PK565m
Other schoolsPeicai Secondary School845m

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

37projects within 300m

$1,296–$2,023the middle half, per sq ft

$1,486median of those sales

From 209 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Residences @ Jansen	197m	2026-08	01-05	150 sqm	$1,381
Landed · Hillside Drive	74m	2026-07	—	217 sqm	$2,950
Landed · Highland Road	171m	2026-07	—	166 sqm	$2,159
Jansen House	173m	2026-07	01-05	95 sqm	$2,019
Palm Grove Regency	242m	2026-07	—	266 sqm	$1,131
Mint Residences @ Jansen	132m	2026-06	01-05	67 sqm	$1,303
Palm Grove Condominium	152m	2026-06	01-05	121 sqm	$1,526
Jansen House	173m	2026-05	01-05	96 sqm	$2,032
Jansen House	173m	2026-05	01-05	94 sqm	$2,151
Isuites @ Palm	290m	2026-05	01-05	59 sqm	$1,401
Landed · Hillside Drive	74m	2026-04	—	163 sqm	$3,362
Landed · Highland Road	171m	2026-04	—	227 sqm	$2,251
Jansen 28	195m	2026-03	01-05	113 sqm	$1,289
Landed · Lange Road	102m	2026-02	—	579 sqm	$1,123

The 14 most recent are listed, out of 209 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.

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

Approved	Away	Bearing	Height	What
2026-02-10	29m	275° W	3 storeys	Proposed reconstruction of the existing 3-storey envelope control semi-detached dwelling house with addition of an att…
2026-08-27	29m	275° W	3 storeys	Proposed amendment to the approved reconstruction of the existing 3-storey envelope control semi-detached dwelling hou…
2025-04-14	112m	283° WNW	3 storeys	Proposed reconstruction to a 3-storey envelope control corner terrace dwelling house on lot 06236a mk 22 at 36a hillsi…
2025-11-13	163m	280° W	3 storeys	Proposed reconstruction to 3-storey envelope control corner terrace house on lot 98895v mk22 at 41 hillside drive (hou…
2025-12-11	163m	280° W	3 storeys	Proposed amendment to approved reconstruction to 3-storey envelope control corner terrace house on lot 98895v mk22 at …
2025-12-29	372m	278° W	4 storeys	Extension of written permission for the approved reconstruction of an existing 1-storey church building into a 4-store…

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$5,523,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$5,523,000

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$123,201

Cash in handS$5,017,383

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.