Landed · Jalan Merah Saga

3 filed transactions · District 10 · CCR

Median, per square foot

2,114 psf

Observed range

$1,354 — $2,478 psf
S$7,489k median price

Freehold · 3 filed transactions

S$7,489k

Median price

Filed transactions

53%

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 $7,488,891Loan, 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

Dec '21 · S$4,950kJul '25 · S$9,500k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

356.2 sqmSemi-detached · Resale · 2025-07

S$9,500,000$2478 psf

329.1 sqmSemi-detached · Resale · 2022-04

S$7,488,891$2114 psf

339.7 sqmSemi-detached · Resale · 2021-12

S$4,950,000$1354 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

Holland Village

274m

Primary schools within 1km

nearest 1.4km — outside the band

Primary schools · straight-line distance

4 more between 1km and 2km

New Town Primary School1.4km
Nanyang Primary School1.4km
Henry Park Primary School1.7km
Fairfield Methodist School (Primary)1.9km

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

Holland Village274m
Buona Vista1.0km
Commonwealth1.0km

Also nearby

Hawker centreHolland Village Market and Food Centre413m
ParkHolland Village PK326m
Other schoolsQueensway Secondary School1.4km

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

15projects within 300m

$1,951–$2,491the middle half, per sq ft

$2,177median of those sales

From 123 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 Merasaga	107m	2026-08	01-05	88 sqm	$1,900
The Merasaga	107m	2026-07	06-10	126 sqm	$2,028
The Merasaga	107m	2026-06	01-05	125 sqm	$2,039
Parvis	291m	2026-06	01-05	210 sqm	$2,190
Loft@holland	148m	2026-05	01-05	30 sqm	$2,508
The Enclave . Holland	62m	2026-04	01-05	53 sqm	$1,841
The Merasaga	107m	2026-04	06-10	89 sqm	$2,166
Parvis	291m	2026-04	06-10	92 sqm	$2,525
The Enclave . Holland	62m	2026-03	01-05	74 sqm	$2,034
Holland Suites	99m	2026-03	01-05	97 sqm	$2,012
Holland Court	148m	2026-03	06-10	181 sqm	$1,950
Parvis	291m	2026-03	11-15	214 sqm	$2,366
Jade Mansion	184m	2026-02	06-10	248 sqm	$2,004
Mooi Residences	60m	2026-01	01-05	55 sqm	$2,534
Leedon 2	191m	2026-01	11-15	103 sqm	$2,255

The 15 most recent are listed, out of 123 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.

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

Approved	Away	Bearing	Height	What
2024-03-04	109m	288° WNW	—	Proposed land subdivision of lot 7253c mk 04 at holland road into 2 plots
2024-09-29	109m	288° WNW	5 storeys	Proposed amalgamation & subdivision of lots 2955w & 4216v mk 04 into 2 plots & 1 airspace plot at holland road & strat…
2024-12-16	109m	288° WNW	12 storeys	Proposed amalgamation and subdivision of lots 2666a & 2684k mk02 into 2 plots at holland road, proposed strata subdivi…
2026-03-30	109m	288° WNW	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with basement, mezzanine, attic and swimming …
2026-07-21	333m	259° W	2 storeys	Proposed reconstruction to the existing 2-storey shophouse on lot 00294l mk 04 at 259 holland avenue singapore 278985 …
2024-04-15	381m	290° WNW	2 storeys	Proposed reconstruction to an existing 2-storey detached dwelling house with a basement and swimming pool to a 2-store…

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$7,489,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$7,489,000

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$166,060

Cash in handS$6,940,524

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.