Landed · Lengkok Mariam

2 filed transactions · District 17 · OCR

Median, per square foot

1,241 psf

Observed range

$889 — $1,593 psf
S$7,230k median price

Freehold · 2 filed transactions

S$7,230k

Median price

Filed transactions

57%

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 $7,230,000Loan, 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 month2 months with a sale

Nov '21 · S$5,180kSep '24 · S$9,280k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

541.1 sqmDetached · Resale · 2024-09

S$9,280,000$1593 psf

541.1 sqmDetached · Resale · 2021-11

S$5,180,000$889 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

Tampines East

1.7km

Primary schools within 1km

nearest 1.0km — outside the band

Primary schools · straight-line distance

4 more between 1km and 2km

White Sands Primary School1.0km
Pasir Ris Primary School1.3km
East Spring Primary School1.4km
Casuarina Primary School1.8km

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.

Also nearby

Other schoolsEast Spring Secondary School1.3km

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.

What has sold nearby300m

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

9projects within 300m

$1,221–$1,762the middle half, per sq ft

$1,584median of those sales

From 74 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
Parc Komo	201m	2026-08	01-05	132 sqm	$1,716
Landed · Jalan Batalong East	197m	2026-07	—	307 sqm	$1,628
Avila Terrace	299m	2026-07	—	164 sqm	$2,330
Springbrook Terrace	200m	2026-06	—	156 sqm	$2,479
Parc Komo	201m	2026-05	01-05	42 sqm	$1,725
Parc Komo	201m	2026-04	01-05	131 sqm	$1,750
Changi Grove	32m	2026-03	—	545 sqm	$1,101
Landed · Mariam Close	177m	2026-02	—	204 sqm	$2,122
Toh Estate	199m	2026-02	—	358 sqm	$1,584
Toh Estate	199m	2026-02	—	402 sqm	$1,404
Avila Terrace	299m	2026-02	—	251 sqm	$1,476
Toh Estate	199m	2025-12	—	544 sqm	$1,247
Landed · Jalan Mariam	66m	2025-11	—	222 sqm	$2,110
Landed · Jalan Mariam	66m	2025-11	—	204 sqm	$2,052
Changi Grove	32m	2025-10	—	584 sqm	$1,098
Changi Grove	32m	2025-10	—	558 sqm	$1,058

The 16 most recent are listed, out of 74 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 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
2026-09-03	32m	262° 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	80m	267° 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	80m	267° W	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house on lot 00899v mk31 …
2025-07-09	175m	250° WSW	2 storeys	Proposed demolition of an existing 2-storey semi-detached house on lot 00834c mk31 at 156 jalan batalong east (pasir r…
2026-06-10	175m	250° WSW	3 storeys	Proposed new erection of a 3-storey envelope control semi-detached house with attic on lot 00834c mk31 at 156 jalan ba…
2024-01-02	325m	271° W	2 storeys	Amendment to approved new erection of a pair of 2-storey envelope control semi-detached dwelling house with basement a…

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$7,230,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$7,230,000

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$160,414

Cash in handS$6,687,170

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.