Landed · Jalan Sinar Bintang

14 filed transactions · District 17 · OCR · Houses here are in Changi Heights

Median, per square foot

1,669 psf

Observed range

$994 — $2,151 psf
S$3,694k median price

Freehold · 14 filed transactions

S$3,694k

Median price

Filed transactions

69%

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 $3,694,000Loan, 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 month11 months with a sale

Oct '21 · S$2,580kMay '26 · S$4,978k

The transactions behind those figures14 of 14

Nothing modelled — these are the filed sales.

570 sqmSemi-detached · Resale · 2026-05

S$6,100,000$994 psf

168.7 sqmTerrace · Resale · 2026-05

S$3,855,000$2123 psf

161 sqmTerrace · Resale · 2026-03

S$3,728,000$2151 psf

465.3 sqmSemi-detached · Resale · 2026-03

S$5,718,000$1142 psf

164.7 sqmTerrace · Resale · 2025-10

S$3,730,000$2104 psf

165.7 sqmTerrace · Resale · 2025-06

S$3,660,000$2052 psf

223.2 sqmTerrace · Resale · 2024-06

S$3,860,000$1607 psf

161 sqmTerrace · Resale · 2024-05

S$3,400,000$1962 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

Changi Airport

1.8km

Primary schools within 1km

nearest 1.3km — outside the band

Primary schools · straight-line distance

3 more between 1km and 2km

White Sands Primary School1.3km
Pasir Ris Primary School1.5km
East Spring Primary School1.7km

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

Changi Airport1.8km
Tampines East2.0km

Also nearby

Preschools5 within 1kmnearest 373m
Other schoolsEast Spring Secondary School1.5km

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.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

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

5projects within 300m

$1,084–$1,378the middle half, per sq ft

$1,284median of those sales

From 25 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
Landed · Chin Terrace	253m	2026-02	—	358 sqm	$1,584
Landed · Chin Terrace	253m	2026-02	—	402 sqm	$1,404
Landed · Chin Terrace	253m	2025-12	—	544 sqm	$1,247
Landed · Upper Changi Road North	257m	2025-11	—	338 sqm	$1,141
Landed · Chin Terrace	253m	2025-07	—	593 sqm	$903
Landed · Toh Close	212m	2025-06	—	267 sqm	$1,568
Landed · Chin Terrace	253m	2025-04	—	293 sqm	$1,295
Landed · Chin Terrace	253m	2025-03	—	223 sqm	$1,355
Landed · Chin Terrace	253m	2025-03	—	206 sqm	$1,660
Landed · Chin Terrace	253m	2025-02	—	293 sqm	$1,284
Landed · Chin Terrace	253m	2025-02	—	689 sqm	$978
Landed · Chin Terrace	253m	2024-12	—	366 sqm	$1,092

The 12 most recent are listed, out of 25 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.

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

Approved	Away	Bearing	Height	What
2026-09-03	317m	265° W	3 storeys	Proposed new erection of a 3-storey envelope control detached dwelling house on lot 00888a mk31 at 12 lengkok mariam, …
2024-03-07	364m	266° W	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house on lot 00899v mk31 at 11a jalan mariam
2024-07-02	364m	266° W	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house on lot 00899v mk31 …

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$3,694,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,694,000

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$83,329

Cash in handS$3,228,255

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.