Landed · Jalan Bahasa

2 filed transactions · District 11 · CCR

Median, per square foot

2,770 psf

Observed range

$2,364 — $3,176 psf
S$19,465k median price

Freehold · 2 filed transactions

S$19,465k

Median price

Filed transactions

29%

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 $19,465,000Loan, 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 month2 months with a sale

Mar '22 · S$25,250kJan '25 · S$13,680k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

400.2 sqmDetached · Resale · 2025-01

S$13,680,000$3176 psf

992.4 sqmDetached · Resale · 2022-03

S$25,250,000$2364 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

Botanic Gardens

661m

Primary schools within 1km

nearest 1.3km — outside the band

Primary schools · straight-line distance

3 more between 1km and 2km

Singapore Chinese Girls' Primary School1.3km
Raffles Girls' Primary School1.4km
Nanyang Primary School1.5km

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

Botanic Gardens661m
Stevens1.0km
Tan Kah Kee1.2km

Also nearby

Hawker centreAdam Road Food Centre665m
ParkKheam Hock Park290m
Other schoolsSt. Joseph'S Institution1.2km

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

3projects within 300m

$663–$1,669the middle half, per sq ft

$1,473median of those sales

From 5 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Landed · Tudor Close	152m	2026-03	—	374 sqm	$2,196
Kheam Hock Gardens	194m	2024-08	01-05	128 sqm	$1,669
Tudor Ten	153m	2022-02	—	1,016 sqm	$663
Tudor Ten	153m	2021-09	—	1,159 sqm	$598
Kheam Hock Gardens	194m	2021-09	01-05	164 sqm	$1,473

All 5 at this radius are listed. 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
2024-02-02	112m	277° W	2 storeys	Proposed reconstruction to an existing 2-storey envelope control intermediate terrace dwelling house

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$19,465,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$19,465,000

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$427,137

Cash in handS$18,655,447

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.