Landed · Jalan Limau Nipis

17 filed transactions · District 16 · OCR · Houses here are in Bedokville

Median, per square foot

1,450 psf

Observed range

$1,062 — $2,226 psf
S$5,200k median price

Mixed tenure · 17 filed transactions

▼ 11.3% vs 12 months ago

S$5,200k

Median price

Filed transactions

80%

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 $5,200,000Loan, 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 month14 months with a sale

Sep '21 · S$3,750kJul '26 · S$7,500k

The transactions behind those figures17 of 17

Nothing modelled — these are the filed sales.

606.1 sqmSemi-detached · Resale · 2026-07

S$7,500,000$1150 psf

357.4 sqmSemi-detached · Resale · 2026-05

S$6,800,000$1768 psf

320.4 sqmSemi-detached · Resale · 2026-02

S$5,000,000$1450 psf

322.4 sqmSemi-detached · Resale · 2025-12

S$5,200,000$1498 psf

331.8 sqmSemi-detached · Resale · 2025-12

S$6,850,000$1918 psf

339.5 sqmSemi-detached · Resale · 2025-05

S$6,180,000$1691 psf

401.5 sqmSemi-detached · Resale · 2025-05

S$6,100,000$1411 psf

308.9 sqmSemi-detached · Resale · 2025-04

S$4,980,000$1498 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

334m

Primary schools within 1km

nearest 823m

Primary schools · straight-line distance

Temasek Primary School823m

5 more between 1km and 2km

Bedok Green Primary School1.1km
St. Anthony'S Canossian Primary School1.3km
Red Swastika School1.8km
Changkat Primary School1.8km
Fengshan 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 Merah334m
Bayshore1.4km
Expo1.9km

Also nearby

Hawker centreNew Upper Changi Road Blk 58758m
ParkSea Breeze Garden Park1.5km
Preschools6 within 1kmnearest 281m
Other schoolsBedok South Secondary School344m

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

7projects within 300m

$1,381–$1,865the middle half, per sq ft

$1,712median of those sales

From 63 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
The Glades	290m	2026-08	11-15	44 sqm	$1,731
The Glades	290m	2026-08	01-05	92 sqm	$1,848
The Glades	290m	2026-08	11-15	42 sqm	$1,759
Landed · Bedok Rise	185m	2026-07	—	321 sqm	$1,449
The Glades	290m	2026-07	06-10	67 sqm	$1,865
The Glades	290m	2026-07	11-15	78 sqm	$1,846
The Glades	290m	2026-06	11-15	67 sqm	$1,782
The Glades	290m	2026-06	01-05	71 sqm	$1,282
Landed · Bedok Rise	185m	2026-05	—	471 sqm	$2,107
Landed · Bedok Rise	185m	2026-05	—	157 sqm	$2,363
Landed · Limau Rise	198m	2026-05	—	172 sqm	$1,817
Landed · Jalan Limau Kasturi	248m	2026-05	—	220 sqm	$2,070
Landed · Bedok Terrace	68m	2026-04	—	251 sqm	$1,576
Landed · Bedok Rise	185m	2025-11	—	176 sqm	$1,952
Landed · Limau Rise	198m	2025-10	—	160 sqm	$1,618
Landed · Limau Rise	198m	2025-08	—	220 sqm	$1,157
Landed · Bedok Rise	185m	2025-07	—	156 sqm	$2,143
Landed · Bedok Rise	185m	2025-04	—	157 sqm	$2,195
Landed · Limau Rise	198m	2025-02	—	200 sqm	$1,138
Landed · Bedok Terrace	68m	2024-12	—	302 sqm	$1,381

The 20 most recent are listed, out of 63 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
2025-12-18	58m	273° W	2 storeys	Proposed new erection of a 2-storey envelope control semi detached dwelling house with a mezzanine and an attic on lot…

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$5,200,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$5,200,000

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$116,160

Cash in handS$4,701,424

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.