Landed · Merryn Avenue

5 filed transactions · District 11 · CCR · Houses here are in Sanny Park

Median, per square foot

2,707 psf

Observed range

$2,050 — $3,731 psf
S$6,180k median price

Freehold · 5 filed transactions

S$6,180k

Median price

Filed transactions

62%

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 $6,180,000Loan, 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 month5 months with a sale

Apr '22 · S$7,000kSep '25 · S$18,500k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

838.4 sqmDetached · Resale · 2025-09

S$18,500,000$2050 psf

153.9 sqmTerrace · Resale · 2025-08

S$6,180,000$3731 psf

147.6 sqmTerrace · Resale · 2022-09

S$4,300,000$2707 psf

156.4 sqmTerrace · Resale · 2022-06

S$5,800,000$3445 psf

304.9 sqmTerrace · Resale · 2022-04

S$7,000,000$2133 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

Stevens

460m

Primary schools within 1km

nearest 605m

Primary schools · straight-line distance

Singapore Chinese Girls' Primary School605m · 2C two-track

2 more between 1km and 2km

Anglo-Chinese School (Primary)1.3km · 2C two-track
CHIJ Primary (Toa Payoh)1.9km

Distance stops ordering Phase 2C at 2 of these schools, from the 2027 registration exercise. MOE is splitting Phase 2C places equally into a track for homes within 2km and a track for homes beyond it, with neither track having priority over the other, at twelve schools where public housing is under 40% of dwelling units within 2km. Marked 2C two-track above: Singapore Chinese Girls' Primary School, Anglo-Chinese School (Primary). At those, being 300m away buys nothing over being 1.5km away in that phase — both sit in the same track and ballot within it — and a home beyond 2km goes from last in line to half the places. Phases 2A and 2B are unchanged, and so is every other school in this list. Announced 10 September 2026; it first applies to children entering Primary 1 in 2028.

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

Stevens460m
Botanic Gardens1.2km
Newton1.9km

Also nearby

Hawker centreAdam Road Food Centre1.3km
ParkMalcolm PK347m
Preschools2 within 1kmnearest 767m
Other schoolsSt. Joseph'S Institution351m

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

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

3projects within 300m

$2,048–$2,804the middle half, per sq ft

$2,265median of those sales

From 44 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 · Merryn Road	178m	2026-08	—	420 sqm	$2,804
Landed · Berrima Road	244m	2026-08	—	493 sqm	$2,805
Trevose Park	75m	2026-05	01-05	115 sqm	$2,048
Trevose Park	75m	2026-05	01-05	156 sqm	$2,025
Landed · Merryn Road	178m	2026-05	—	420 sqm	$2,701
Landed · Berrima Road	244m	2026-05	—	445 sqm	$2,901
Landed · Berrima Road	244m	2026-05	—	445 sqm	$3,342
Trevose Park	75m	2026-04	01-05	116 sqm	$2,073
Trevose Park	75m	2026-03	01-05	238 sqm	$2,049
Trevose Park	75m	2026-03	01-05	181 sqm	$2,145
Trevose Park	75m	2025-12	01-05	157 sqm	$2,083
Landed · Berrima Road	244m	2025-12	—	407 sqm	$3,311
Trevose Park	75m	2025-09	01-05	156 sqm	$2,084
Trevose Park	75m	2025-04	01-05	156 sqm	$1,982
Trevose Park	75m	2025-04	01-05	158 sqm	$2,087
Landed · Merryn Road	178m	2025-03	—	854 sqm	$2,338

The 16 most recent are listed, out of 44 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.

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

Approved	Away	Bearing	Height	What
2025-09-22	186m	270° W	2 storeys	Proposed amendment to the approved new erection of a 2-storey envelope control detached dwelling house with attic, bas…
2025-10-29	186m	270° W	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with attic, basement and swimming pool (b…
2024-04-03	192m	275° W	2 storeys	Proposed new erection of 2-storey envelope control detached dwelling house with an attic, basement and swimming pool (…
2025-04-29	244m	266° W	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with attic and swimming pool
2025-11-21	244m	266° W	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control detached dwelling house with attic
2024-02-20	255m	247° WSW	2 storeys	Proposed reconstruction of the existing 2-storey detached dwelling house with basement and an attic to a 2-storey enve…

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$6,180,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$6,180,000

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$137,524

Cash in handS$5,660,060

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.