Landed · Moulmein Rise

2 filed transactions · District 11 · CCR

Median, per square foot

2,710 psf

Observed range

$1,736 — $3,684 psf
S$28,275k median price

Freehold · 2 filed transactions

S$28,275k

Median price

Filed transactions

72%

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 $28,275,000Loan, 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

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

658.2 sqmDetached · Resale · 2026-06

S$12,300,000$1736 psf

1116 sqmDetached · Resale · 2026-06

S$44,250,000$3684 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

Novena

346m

Primary schools within 1km

nearest 216m

Primary schools · straight-line distance

St. Joseph'S Institution Junior216m
Farrer Park Primary School876m

5 more between 1km and 2km

Hong Wen School1.2km
Anglo-Chinese School (Primary)1.3km
Anglo-Chinese School (Junior)1.3km
CHIJ Primary (Toa Payoh)1.6km
St. Margaret'S School (Primary)1.7km

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

Novena346m
Farrer Park1.0km
Newton1.1km

Also nearby

Hawker centreCambridge Road Blk 41A (Pek Kio Market and Food Centre)507m
ParkPek Kio Park427m
Other schoolsNorthlight School989m

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.

What has sold nearby300m

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

16projects within 300m

$1,834–$2,277the middle half, per sq ft

$2,029median of those sales

From 171 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
Neu at Novena	109m	2026-08	16-20	76 sqm	$2,922
Novena Suites	240m	2026-08	06-10	88 sqm	$2,364
Strata	295m	2026-08	11-15	99 sqm	$1,971
Soleil @ Sinaran	182m	2026-07	16-20	160 sqm	$2,294
Landed · Shrewsbury Road	221m	2026-07	—	163 sqm	$4,351
Novena Suites	240m	2026-07	01-05	88 sqm	$2,133
Soleil @ Sinaran	182m	2026-06	21-25	102 sqm	$2,368
Soleil @ Sinaran	182m	2026-06	21-25	137 sqm	$2,340
Thomson Euro-Asia	274m	2026-06	16-20	105 sqm	$2,345
Strata	295m	2026-06	06-10	47 sqm	$2,111
1 Moulmein Rise	25m	2026-05	21-25	115 sqm	$2,236
The Springs	25m	2026-05	06-10	100 sqm	$1,682
Apleton View	86m	2026-05	06-10	114 sqm	$1,972
Soleil @ Sinaran	182m	2026-05	06-10	102 sqm	$2,350
Soleil @ Sinaran	182m	2026-05	31-35	438 sqm	$1,697
La Maison	40m	2026-04	06-10	117 sqm	$1,906
Ikigai	158m	2026-01	01-05	178 sqm	$1,983
Soleil @ Sinaran	182m	2026-01	26-30	89 sqm	$2,129

The 18 most recent are listed, out of 171 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 06:04 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.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

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$28,275,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$28,275,000

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$619,195

Cash in handS$27,273,389

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.