Landed · Happy Avenue Central

4 filed transactions · District 13 · RCR

Median, per square foot

1,494 psf

Observed range

$1,143 — $2,093 psf
S$6,650k median price

Freehold · 4 filed transactions

S$6,650k

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 $6,650,000Loan, 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

Sep '23 · S$7,250kJun '26 · S$6,000k

The transactions behind those figures4 of 4

Nothing modelled — these are the filed sales.

376.4 sqmSemi-detached · Resale · 2026-06

S$6,000,000$1481 psf

376.2 sqmSemi-detached · Resale · 2025-07

S$6,100,000$1506 psf

319.6 sqmSemi-detached · Resale · 2024-02

S$7,200,000$2093 psf

589.5 sqmSemi-detached · Resale · 2023-09

S$7,250,000$1143 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

Mattar

401m

Primary schools within 1km

nearest 435m

Primary schools · straight-line distance

Canossa Catholic Primary School435m
Cedar Primary School823m

4 more between 1km and 2km

Maris Stella High School1.3km
Geylang Methodist School (Primary)1.5km
St Andrew'S School (Junior)1.7km
Bendemeer 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

Mattar401m
Tai Seng958m
Macpherson983m

Also nearby

Hawker centreCircuit Road Blk 79/79A627m
ParkAljunied PK155m
Other schoolsCedar Girls' Secondary School853m

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 · Happy Avenue CentralStraight-line, not walking — what sits between two points is in no dataset here.

9projects within 300m

$1,515–$2,774the middle half, per sq ft

$2,130median of those sales

From 39 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 · Happy Avenue East	69m	2026-07	—	192 sqm	$2,126
Macpherson Garden Estate	293m	2026-07	—	126 sqm	$1,914
Landed · Jalan Anggerek	147m	2026-06	—	321 sqm	$2,144
Macpherson Garden Estate	293m	2026-06	—	82 sqm	$2,939
Macpherson Garden Estate	293m	2026-06	—	210 sqm	$2,165
Macpherson Garden Estate	293m	2026-06	—	82 sqm	$2,946
Macpherson Garden Estate	293m	2026-06	—	181 sqm	$3,228
Macpherson Garden Estate	293m	2026-05	—	82 sqm	$3,712
Landed · Happy Avenue East	69m	2026-04	—	190 sqm	$2,130
Macpherson Garden Estate	293m	2026-04	—	126 sqm	$2,419
Macpherson Garden Estate	293m	2026-03	—	126 sqm	$2,396
Macpherson Garden Estate	293m	2026-02	—	99 sqm	$2,774
Landed · Jalan Anggerek	147m	2025-12	—	347 sqm	$1,338
Landed · Happy Avenue East	69m	2024-09	—	192 sqm	$1,826
Landed · Happy Avenue East	69m	2024-07	—	167 sqm	$1,961
Landed · Jalan Anggerek	147m	2024-04	—	348 sqm	$1,440
Landed · Happy Avenue East	69m	2024-03	—	192 sqm	$1,802
Happy Mansion	77m	2023-11	01-05	127 sqm	$1,119
Landed · Happy Avenue East	69m	2023-08	—	192 sqm	$1,637
Landed · Jalan Anggerek	147m	2023-08	—	335 sqm	$1,441
Landed · Happy Avenue North	80m	2022-07	—	181 sqm	$2,038

The 21 most recent are listed, out of 39 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.

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

Approved	Away	Bearing	Height	What
2024-06-21	376m	289° WNW	2 storeys	Proposed reconstruction of existing 2-storey intermediate terrace dwelling house to a 2- storey envelope control inter…
2026-08-17	376m	289° WNW	2 storeys	Proposed reconstruction of existing 2-storey intermediate terrace dwelling house to a 2-storey envelope control interm…

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$6,650,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$6,650,000

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$147,770

Cash in handS$6,119,814

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.