Landed · Meragi Terrace

4 filed transactions · District 16 · OCR

Median, per square foot

1,507 psf

Observed range

$1,099 — $2,195 psf
S$4,590k median price

999 yrs lease commencing from 1885 · 4 filed transactions

S$4,590k

Median price

Filed transactions

73%

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 $4,590,000Loan, 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 month4 months with a sale

Sep '22 · S$4,680kJul '25 · S$3,950k

The transactions behind those figures4 of 4

Nothing modelled — these are the filed sales.

196.2 sqmTerrace · Resale · 2025-07

S$3,950,000$1870 psf

401.8 sqmTerrace · Resale · 2025-04

S$4,950,000$1145 psf

190.5 sqmTerrace · Resale · 2024-06

S$4,500,000$2195 psf

395.7 sqmTerrace · Resale · 2022-09

S$4,680,000$1099 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

Upper Changi

128m

Primary schools within 1km

nearest 901m

Primary schools · straight-line distance

Changkat Primary School901m

4 more between 1km and 2km

East Spring Primary School1.2km
Chongzheng Primary School1.3km
Yumin Primary School1.4km
Tampines Primary 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

Upper Changi128m
Simei675m
Expo762m

Also nearby

ParkSea Breeze Avenue Park952m
Other schoolsChangkat Changi Secondary School806m

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

What has sold nearby300m

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

7projects within 300m

$1,092–$1,369the middle half, per sq ft

$1,175median of those sales

From 62 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
Simei Green Condominium	219m	2026-08	01-05	161 sqm	$1,032
Simei Green Condominium	219m	2026-08	06-10	111 sqm	$1,163
Tropicana Condominium	136m	2026-06	01-05	152 sqm	$1,467
East View Garden	155m	2026-06	—	209 sqm	$2,362
Simei Green Condominium	219m	2026-06	11-15	158 sqm	$1,035
Simei Green Condominium	219m	2026-06	01-05	90 sqm	$1,092
East View Garden	155m	2026-05	—	204 sqm	$1,954
East View Garden	155m	2026-05	—	368 sqm	$691
Landed · Meragi Road	177m	2026-05	—	193 sqm	$1,952
Simei Green Condominium	219m	2026-05	06-10	90 sqm	$1,175
Simei Green Condominium	219m	2026-05	06-10	116 sqm	$1,097
Simei Green Condominium	219m	2026-04	06-10	90 sqm	$1,115
East View Garden	155m	2026-03	—	354 sqm	$1,219
East View Garden	155m	2026-03	—	414 sqm	$1,308
East View Garden	155m	2025-11	—	374 sqm	$1,991
Landed · Meragi Road	177m	2025-11	—	384 sqm	$1,272
Landed · Jalan Tiga Ratus	89m	2025-10	—	356 sqm	$1,369
East View Garden	155m	2025-09	—	369 sqm	$667
East View Garden	155m	2025-06	—	379 sqm	$1,911

The 19 most recent are listed, out of 62 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2026-08-14	79m	290° WNW	3 storeys	Proposed new erection of a 3-storey envelope control corner terrace house with basement and attic on lot 04811m mk 28 …

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$4,590,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,590,000

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$102,862

Cash in handS$4,104,722

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.