Landed · Mas Kuning Terrace

5 filed transactions · District 05 · OCR · Houses here are in The Clementvale

Median, per square foot
1,357 psf
Observed range
$1,022 — $1,765 psf
S$2,780k median price

99 yrs lease commencing from 1997 · 5 filed transactions

S$2,780k
Median price
5
Filed transactions
55%
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
I own this

Median price by month5 months with a sale

Dec '21 · S$2,200kJun '26 · S$2,500k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

171.1 sqmTerrace · Resale · 2026-06
S$2,500,000$1357 psf
150 sqmTerrace · Resale · 2025-05
S$2,850,000$1765 psf
206.1 sqmTerrace · Resale · 2024-09
S$2,780,000$1253 psf
150 sqmTerrace · Resale · 2024-07
S$2,800,000$1734 psf
200 sqmSemi-detached · Resale · 2021-12
S$2,200,000$1022 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
Clementi
724m
Primary schools within 1km
1
nearest 844m
Primary schools · straight-line distance
  • Clementi Primary School844m
3 more between 1km and 2km
  • Pei Tong Primary School1.0km
  • Qifa Primary School1.1km
  • Nan Hua Primary School1.3km
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
  • Clementi724m
  • Dover1.6km
Also nearby
  • Hawker centreClementi West Street 2 Blk 726428m
  • ParkClementi Woods Park1.0km
  • Preschools6 within 1kmnearest 268m
  • Other schoolsNan Hua High School435m

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

3projects within 300m
$2,006–$2,314the middle half, per sq ft
$2,130median of those sales

From 41 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.

ProjectAwayFiledFloorSizePSF
Landed · Jalan Mas Kuning113m2026-08—137 sqm$2,511
Clavon285m2026-0821-2563 sqm$2,116
Clavon285m2026-0816-2049 sqm$1,991
Clavon285m2026-0816-2071 sqm$2,183
Clavon285m2026-0801-0589 sqm$2,171
Landed · Jalan Mas Kuning113m2026-07—139 sqm$2,306
Clavon285m2026-0726-3063 sqm$2,116
Clavon285m2026-0611-1549 sqm$1,981
Clavon285m2026-0611-1571 sqm$2,198
Clavon285m2026-0631-3549 sqm$2,086
Clavon285m2026-0611-15105 sqm$2,314
Clavon285m2026-0621-2571 sqm$2,224
Landed · Jalan Mas Kuning113m2026-05—155 sqm$2,370
Landed · Jalan Mas Kuning113m2026-03—158 sqm$2,348
Landed · Jalan Mas Kuning113m2026-03—139 sqm$2,373
Landed · Jalan Mas Kuning113m2026-02—148 sqm$2,412
Landed · Jalan Mas Kuning113m2025-05—229 sqm$1,836
Landed · Jalan Mas Kuning113m2025-05—140 sqm$2,409
Landed · Jalan Mas Kuning113m2024-09—139 sqm$2,406
Landed · Jalan Mas Kuning113m2024-09—139 sqm$2,434
Landed · Jalan Mas Kuning113m2024-07—205 sqm$2,089
Landed · Jalan Mas Kuning113m2024-06—152 sqm$2,548

The 22 most recent are listed, out of 41 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°

NESW

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.

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:

ApprovedAwayBearingHeightWhat
2025-12-05200m290° WNW2 storeysProposed reconstruction of the existing 2-storey corner terrace dwelling house to a 2-storey envelope control corner t…
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.

The land under Landed · Mas Kuning Terrace

HDB put this parcel out to tender and names Landed · Mas Kuning Terrace as what was built on it. Everything below is from that tender: the dates, the winning price, and the 9 bids that came in.

  1. Tender launched29 Nov 1996
  2. Tender closed16 Jan 19979 bids received
  3. Awarded17 Feb 1997Chuan Hup Realty Pte Ltd & Heng Holdings S.E.A. (Pte) Ltd
  4. Winning tenderS$16,050,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Clementi S8 West Coast Road
Site area
12,461 sq m
Lease
99 yrs
Plot ratio
—
Gross floor area
Not published
Sold as
Condominium
Every bid — all 9, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Chuan Hup Realty Pte Ltd & Heng Holdings S.E.A (Pte) LtdS$16,050,000—
2LKN Development Pte LtdS$14,210,000S$1,840,000 · 11.5%
3Peak Properties Pte LtdS$14,100,000S$1,950,000 · 12.1%
4Econ International Limited & Amara Holdings Pte LtdS$13,800,000S$2,250,000 · 14.0%
5Asia Industrial Development (Pte) LtdS$10,789,308S$5,260,692 · 32.8%
6Tacwealth Investments Pte LtdS$10,018,000S$6,032,000 · 37.6%
7Chuan Bee Realty Pte LtdS$9,600,008S$6,449,992 · 40.2%
8Eltech Electronics LimitedS$9,117,304S$6,932,696 · 43.2%
9Goodland Private LimitedS$8,800,000S$7,250,000 · 45.2%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 17 Feb 1997 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “The Clementvale”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$2,780,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$2,780,000
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$63,404
Cash in handS$2,334,180
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.