Landed · Jalan Sempadan

3 filed transactions · District 15 · OCR

Median, per square foot

2,023 psf

Observed range

$1,807 — $2,601 psf
S$4,395k median price

Freehold · 3 filed transactions

S$4,395k

Median price

Filed transactions

39%

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 $4,395,000Loan, 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

Jun '22 · S$3,100kApr '26 · S$4,395k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

157 sqmTerrace · Resale · 2026-04

S$4,395,000$2601 psf

242.5 sqmTerrace · Resale · 2025-11

S$5,280,000$2023 psf

159.4 sqmTerrace · Resale · 2022-06

S$3,100,000$1807 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

Siglap

320m

Primary schools within 1km

nearest 867m

Primary schools · straight-line distance

Opera Estate Primary School867m

5 more between 1km and 2km

St. Stephen'S School1.3km
Ngee Ann Primary School1.3km
Bedok Green Primary School1.7km
CHIJ (Katong) Primary1.9km
Tao Nan 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

Siglap320m
Marine Terrace1.3km
Bedok1.3km

Also nearby

Hawker centreEast Coast Lagoon Food Village1.0km
ParkSiglap Linear PK (Upp EC Rd-M Parade)170m
Other schoolsVictoria School412m

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

20projects within 300m

$1,328–$1,732the middle half, per sq ft

$1,565median of those sales

From 122 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
Crescendo Park	156m	2026-08	01-05	131 sqm	$1,906
Villa Marina	161m	2026-08	01-05	145 sqm	$1,228
Villa Marina	161m	2026-08	01-05	142 sqm	$1,301
Villa Marina	161m	2026-08	01-05	150 sqm	$1,189
Landed · Siglap Road	293m	2026-08	—	265 sqm	$1,647
Crescendo Park	156m	2026-07	01-05	137 sqm	$1,712
Villa Marina	161m	2026-07	01-05	107 sqm	$1,320
Landed · Tay Lian Teck Road	261m	2026-07	—	228 sqm	$2,790
Villa Marina	161m	2026-06	01-05	153 sqm	$1,299
Villa Marina	161m	2026-06	01-05	107 sqm	$1,563
Villa Marina	161m	2026-06	01-05	119 sqm	$1,612
Crescendo Park	156m	2026-04	01-05	79 sqm	$1,764
Villa Marina	161m	2026-04	01-05	157 sqm	$1,219
Villa Marina	161m	2026-03	01-05	188 sqm	$1,260

The 14 most recent are listed, out of 122 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.

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

Approved	Away	Bearing	Height	What
2025-02-13	278m	265° W	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with mezzanine & attic on lot 993…
2025-10-21	321m	288° WNW	3 storeys	Proposed erection of a pair of 3-storey envelope control semi-detached dwelling houses with basement, attic and swimmi…
2026-05-05	321m	288° WNW	3 storeys	Proposed amendment to the approved erection of a pair of 3-storey envelope control semi-detached dwelling houses with …

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$4,395,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,395,000

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$98,611

Cash in handS$3,913,973

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.