Landed · Jalan Anak Patong

3 filed transactions · District 16 · OCR

Median, per square foot

1,374 psf

Observed range

$1,201 — $2,589 psf
S$3,750k median price

Freehold · 3 filed transactions

S$3,750k

Median price

Filed transactions

101%

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 $3,750,000Loan, 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 month3 months with a sale

Nov '21 · S$3,750kJun '24 · S$5,750k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

206.3 sqmTerrace · Resale · 2024-06

S$5,750,000$2589 psf

206.3 sqmTerrace · Resale · 2021-12

S$3,050,000$1374 psf

290.2 sqmTerrace · Resale · 2021-11

S$3,750,000$1201 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

Tanah Merah

510m

Primary schools within 1km

nearest 493m

Primary schools · straight-line distance

St. Anthony'S Canossian Primary School493m

7 more between 1km and 2km

Red Swastika School1.1km
Bedok Green Primary School1.1km
Changkat Primary School1.3km
Yu Neng Primary School1.4km
Fengshan Primary School1.4km
Temasek Primary School1.5km
Junyuan 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

Tanah Merah510m
Bedok Reservoir1.3km
Tampines West1.6km

Also nearby

Hawker centreBedok North Street 4 Blk 85 (85 Fengshan Centre)601m
ParkSea Breeze Garden Park1.0km
Other schoolsAnglican High School255m

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 · Jalan Anak PatongStraight-line, not walking — what sits between two points is in no dataset here.

13projects within 300m

$1,103–$1,570the middle half, per sq ft

$1,245median of those sales

From 139 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
Peakview Estate	25m	2026-08	—	182 sqm	$2,346
East Village	234m	2026-08	01-05	111 sqm	$1,214
Landed · Jalan Tanjong	246m	2026-08	—	261 sqm	$2,440
D'Manor	299m	2026-08	—	328 sqm	$807
East Meadows	231m	2026-07	06-10	111 sqm	$1,255
East Meadows	231m	2026-07	01-05	116 sqm	$1,121
East Meadows	231m	2026-07	01-05	111 sqm	$1,197
Tanamera Crest	236m	2026-07	11-15	183 sqm	$1,066
Tanah Merah Green	177m	2026-06	—	152 sqm	$1,909
East Meadows	231m	2026-06	06-10	111 sqm	$1,343
Tanamera Crest	236m	2026-06	11-15	109 sqm	$1,166
East Meadows	231m	2026-05	06-10	111 sqm	$1,289
Peakview Estate	25m	2026-02	—	165 sqm	$3,387
Tanah Merah Green	177m	2026-01	—	207 sqm	$1,596
East Tudor	105m	2025-12	—	223 sqm	$1,664
Landed · Jalan Pari Kikis	111m	2025-12	—	307 sqm	$1,479
Peakview Estate	25m	2025-09	—	184 sqm	$2,600
Peakview Estate	25m	2025-09	—	307 sqm	$1,816
Peakview Estate	25m	2025-09	—	305 sqm	$1,464
Peakview Estate	25m	2025-08	—	182 sqm	$1,957
Peakview Estate	25m	2025-07	—	227 sqm	$1,391
Tanah Merah Green	177m	2025-06	—	152 sqm	$1,795

The 22 most recent are listed, out of 139 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
2024-03-18	50m	282° WNW	3 storeys	Proposed amendment to approved reconstruction of the existing 2-storey intermediate terrace dwelling house to a 3-stor…
2024-11-05	53m	255° WSW	2 storeys	Proposed reconstruction of an existing 2-storey intermediate terrace dwelling house into a 2-storey envelope control i…

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$3,750,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,750,000

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$84,550

Cash in handS$3,283,034

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.