Landed · Jalan Lepas

3 filed transactions · District 19 · OCR

Median, per square foot

1,864 psf

Observed range

$1,850 — $2,355 psf
S$3,900k median price

Freehold · 3 filed transactions

S$3,900k

Median price

Filed transactions

27%

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 $3,900,000Loan, 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

Sep '24 · S$3,700kJun '25 · S$4,709k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

185.8 sqmTerrace · Resale · 2025-06

S$4,708,888$2355 psf

194.4 sqmTerrace · Resale · 2025-04

S$3,900,000$1864 psf

185.8 sqmTerrace · Resale · 2024-09

S$3,700,000$1850 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

Kovan

527m

Primary schools within 1km

nearest 386m

Primary schools · straight-line distance

Xinghua Primary School386m
Paya Lebar Methodist Girls' School (Primary)770m

3 more between 1km and 2km

Holy Innocents' Primary School1.4km
Xinmin Primary School1.8km
Maris Stella High 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

Kovan527m
Serangoon1.6km
Hougang1.7km

Also nearby

Hawker centreHougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)336m
ParkSurin Ave Neighbourhood PK400m
Other schoolsYuying Secondary School315m

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

6projects within 300m

$1,327–$1,890the middle half, per sq ft

$1,545median of those sales

From 49 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.

Project	Away	Filed	Floor	Size	PSF
The Promenade@pelikat	63m	2026-06	01-05	86 sqm	$1,327
The Promenade@pelikat	63m	2026-06	01-05	83 sqm	$1,175
The Promenade@pelikat	63m	2026-06	01-05	88 sqm	$1,339
The Promenade@pelikat	63m	2026-05	01-05	113 sqm	$1,142
The Promenade@pelikat	63m	2026-04	01-05	42 sqm	$1,548
Charlton Park	104m	2026-03	—	420 sqm	$1,545
Landed · Jalan Pelikat	183m	2026-03	—	191 sqm	$2,008
The Promenade@pelikat	63m	2026-02	01-05	85 sqm	$1,169
Landed · Jalan Mastuli	216m	2026-02	—	246 sqm	$2,555
Charlton Park	104m	2026-01	—	185 sqm	$1,820
Landed · Jalan Samarinda	102m	2025-10	—	168 sqm	$2,124
Charlton Park	104m	2025-09	—	192 sqm	$1,925
The Promenade@pelikat	63m	2025-06	01-05	90 sqm	$1,226

The 13 most recent are listed, out of 49 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.

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

Approved	Away	Bearing	Height	What
2025-03-28	38m	276° W	2 storeys	Proposed reconstruction of an existing 2-storey envelope-control intermediate terrace dwelling house
2024-11-07	71m	288° WNW	2 storeys	Proposed new erection of a 2-storey envelope control intermediate terrace dwelling house with a mezzanine and attic
2024-11-05	81m	282° WNW	2 storeys	Proposed erection of 2-storey envelope control intermediate terrace dwelling house with a mezzanine and attic
2026-06-08	104m	260° W	2 storeys	Proposed reconstruction of a 2-storey envelope control intermediate terrace house with a new attic
2024-12-17	131m	253° WSW	2 storeys	Proposed erection of a 2-storey envelope control intermediate terrace dwelling house with mezzanine and attic
2026-04-28	204m	270° W	2 storeys	Proposed new erection of a 2-storey envelope control semi-detached dwelling house with basement, mezzanine and attic

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$3,900,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,900,000

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$87,820

Cash in handS$3,429,764

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.