Landed · Jalan Belibas

19 filed transactions · District 20 · RCR · Houses here are in Thomson Park

Median, per square foot

1,996 psf

Observed range

$1,579 — $2,712 psf
S$4,250k median price

Freehold · 19 filed transactions

▲ 29.7% vs 12 months ago

S$4,250k

Median price

Filed transactions

57%

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 $4,250,000Loan, 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 month17 months with a sale

Nov '21 · S$3,380kAug '26 · S$6,680k

The transactions behind those figures19 of 19

Nothing modelled — these are the filed sales.

228.8 sqmSemi-detached · Resale · 2026-08

S$6,680,000$2712 psf

168.7 sqmTerrace · Resale · 2026-07

S$4,788,000$2637 psf

279.3 sqmTerrace · Resale · 2026-06

S$6,000,000$1996 psf

277.3 sqmSemi-detached · Resale · 2026-06

S$5,380,000$1802 psf

148.9 sqmTerrace · Resale · 2026-03

S$4,200,000$2621 psf

216 sqmSemi-detached · Resale · 2025-12

S$4,168,888$1793 psf

227.9 sqmSemi-detached · Resale · 2025-06

S$4,700,000$1916 psf

404.4 sqmSemi-detached · Resale · 2025-02

S$7,000,000$1608 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

Upper Thomson

188m

Primary schools within 1km

nearest 552m

Primary schools · straight-line distance

Ai Tong School552m

4 more between 1km and 2km

Catholic High School1.2km
Ang Mo Kio Primary School1.6km
Marymount Convent School1.8km
CHIJ St. Nicholas Girls' 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

Upper Thomson188m
Bright Hill743m
Marymount925m

Also nearby

Hawker centreShunfu Road Blk 320 (Shunfu Mart)512m
ParkJalan Sembilang Park91m
Preschools6 within 1kmnearest 277m
Other schoolsWhitley Secondary School919m

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

Distance from Landed · Jalan BelibasStraight-line, not walking — what sits between two points is in no dataset here.

8projects within 300m

$1,536–$2,321the middle half, per sq ft

$1,727median of those sales

From 37 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Centurion 12	104m	2026-03	—	341 sqm	$1,131
Landed · Soo Chow Walk	279m	2026-03	—	214 sqm	$2,355
Landed · Jalan Ikan Merah	144m	2025-12	—	182 sqm	$2,472
Thomson V Two	298m	2025-11	01-05	53 sqm	$1,623
Landed · Jalan Ikan Merah	144m	2025-10	—	170 sqm	$2,346
Landed · Jalan Terubok	187m	2025-08	—	228 sqm	$2,989
Centurion 12	104m	2025-06	—	399 sqm	$985
Thomson V Two	298m	2025-03	01-05	48 sqm	$1,674
Landed · Bright Hill Crescent	134m	2025-02	—	215 sqm	$2,523
3BHC	210m	2025-01	—	585 sqm	$866
Thomson V Two	298m	2024-12	01-05	42 sqm	$1,770
Thomson V Two	298m	2024-10	01-05	44 sqm	$1,769
Landed · Bright Hill Crescent	134m	2023-10	—	224 sqm	$2,321
Grandioso 8	135m	2023-06	—	367 sqm	$987
Landed · Bright Hill Crescent	134m	2023-02	—	356 sqm	$1,983
Landed · Bright Hill Crescent	134m	2022-03	—	204 sqm	$2,937
Landed · Bright Hill Crescent	134m	2022-03	—	205 sqm	$2,900
Landed · Bright Hill Crescent	134m	2022-02	—	214 sqm	$1,947

The 18 most recent are listed, out of 37 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 06:00 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.

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
2024-09-16	48m	265° W	2 storeys	Proposed new erection of a 2-storey envelope control semi-detached house with an attic on lot mk18-01805m at 17 jalan …

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$4,250,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,250,000

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$95,450

Cash in handS$3,772,134

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.