Landed · How Sun Walk

7 filed transactions · District 19 · OCR · Houses here are in Bartley Villas

Median, per square foot
1,370 psf
Observed range
$928 — $1,857 psf
S$2,998k median price

99 yrs lease commencing from 1993 · 7 filed transactions

S$2,998k
Median price
7
Filed transactions
68%
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
I own this

Median price by month7 months with a sale

Dec '22 · S$2,800kAug '26 · S$3,400k

The transactions behind those figures7 of 7

Nothing modelled — these are the filed sales.

202.3 sqmSemi-detached · Resale · 2026-08
S$3,400,000$1561 psf
223.8 sqmSemi-detached · Resale · 2026-07
S$3,300,000$1370 psf
326.3 sqmSemi-detached · Resale · 2025-11
S$3,300,000$940 psf
150 sqmTerrace · Resale · 2024-06
S$2,998,000$1857 psf
150 sqmTerrace · Resale · 2023-12
S$2,400,000$1486 psf
167.3 sqmTerrace · Resale · 2023-06
S$2,080,000$1155 psf
280.4 sqmSemi-detached · Resale · 2022-12
S$2,800,000$928 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
Bartley
190m
Primary schools within 1km
2
nearest 391m
Primary schools · straight-line distance
  • Maris Stella High School391m
  • Paya Lebar Methodist Girls' School (Primary)931m
4 more between 1km and 2km
  • Cedar Primary School1.1km
  • Yangzheng Primary School1.1km
  • St. Gabriel'S Primary School1.8km
  • Zhonghua Primary 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
  • Bartley190m
  • Serangoon674m
  • Woodleigh950m
Also nearby
  • Hawker centreWoodleigh Village Hawker Centre872m
  • ParkHow Sun Linear Park111m
  • Preschools6 within 1kmnearest 246m
  • Other schoolsSt. Gabriel'S Secondary School270m

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.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

11projects within 300m
$1,297–$1,849the middle half, per sq ft
$1,529median of those sales

From 107 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Landed · How Sun Drive115m2026-08—217 sqm$2,676
Casa Rosa156m2026-0801-05103 sqm$1,326
The Gazania163m2026-0801-0589 sqm$2,526
The Gazania163m2026-0801-05120 sqm$2,477
Landed · Lorong How Sun271m2026-08—213 sqm$2,337
Gambir Ridge286m2026-0801-0570 sqm$1,672
Landed · How Sun Drive115m2026-07—503 sqm$2,641
Landed · Jalan Rindu137m2026-06—206 sqm$1,503
Landed · Jalan Kesoma143m2026-06—217 sqm$1,849
The Gazania163m2026-0601-0579 sqm$2,514
Gambir Ridge286m2026-0401-0585 sqm$1,716
Landed · Jalan Rindu137m2026-03—231 sqm$2,011
The Gazania163m2026-0301-0543 sqm$1,858
The Gazania163m2026-0301-05173 sqm$2,255
Landed · Jalan Rindu137m2026-02—307 sqm$967

The 15 most recent are listed, out of 107 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°

NESW

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.

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.

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

ApprovedAwayBearingHeightWhat
2026-07-30259m293° WNW3 storeysProposed reconstruction of existing 2-storey semi-detached dwelling house to 3-storey envelope control semi-detached h…
2025-04-28317m285° WNW3 storeysProposed erection of a 3-storey envelope control detached dwelling house with a mezzanine, an attic and a swimming poo…
2024-06-06340m289° WNW3 storeysProposed erection of 1 unit of 3-storey envelope control intermediate terrace dwelling with attic and 1 unit of 3-stor…
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.

The land under Landed · How Sun Walk

HDB put this parcel out to tender and names Landed · How Sun Walk as what was built on it. Everything below is from that tender: the dates, the winning price, and the 10 bids that came in.

  1. Tender launched28 Aug 1992
  2. Tender closed23 Oct 199210 bids received
  3. Awarded2 Feb 1993Park Court Pte Ltd/Allgreen Properties Ltd/Hoe Seng Co Pte Ltd JV
  4. Winning tenderS$15,100,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Serangoon S3a Serangoon Ave 1
Site area
16,417 sq m
Lease
99 yrs
Plot ratio
0.8
Gross floor area
Not published
Sold as
Condominium
Every bid — all 10, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Park Court Pte Ltd/Allgreen Properties Ltd/Hoe Seng Co Pte Ltd JVS$15,100,000—
2Sing-Indo Enterprises Pte LtdS$14,167,871S$932,129 · 6.2%
3Tong Eng Brothers Pte LtdS$12,608,000S$2,492,000 · 16.5%
4First Capital Corporation LtdS$12,400,000S$2,700,000 · 17.9%
5Union Investment Holding Private LtdS$11,888,000S$3,212,000 · 21.3%
6DBS Realty (Pte) LtdS$11,680,000S$3,420,000 · 22.6%
7Sim Lian Construction Co Pte LtdS$10,288,206S$4,811,794 · 31.9%
8Lido Development (Pte) LtdS$8,460,000S$6,640,000 · 44.0%
9Duit Property Development Pte LtdS$5,300,720S$9,799,280 · 64.9%
10Golden Development Pte LtdS$3,967,216S$11,132,784 · 73.7%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 2 Feb 1993 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Bartley Villas”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$2,998,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$2,998,000
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$68,156
Cash in handS$2,547,428
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.