Landed · Paya Lebar Walk

6 filed transactions · District 19 · OCR · Houses here are in Llyn Gardens

Median, per square foot

2,050 psf

Observed range

$1,197 — $2,620 psf
S$3,945k median price

Freehold · 6 filed transactions

S$3,945k

Median price

Filed transactions

69%

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 $3,945,000Loan, 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 month6 months with a sale

Oct '22 · S$4,200kNov '25 · S$5,889k

The transactions behind those figures6 of 6

Nothing modelled — these are the filed sales.

456.9 sqmTerrace · Resale · 2025-11

S$5,888,888$1197 psf

155.3 sqmTerrace · Resale · 2025-10

S$4,380,000$2620 psf

153.6 sqmTerrace · Resale · 2024-09

S$3,690,000$2232 psf

160.7 sqmTerrace · Resale · 2024-08

S$3,588,888$2075 psf

156 sqmTerrace · Resale · 2024-03

S$3,400,000$2025 psf

207.3 sqmTerrace · Resale · 2022-10

S$4,200,000$1882 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

Bartley

622m

Primary schools within 1km

nearest 445m

Primary schools · straight-line distance

Paya Lebar Methodist Girls' School (Primary)445m
Maris Stella High School884m

4 more between 1km and 2km

Yangzheng Primary School1.4km
Xinghua Primary School1.5km
Cedar Primary School1.6km
Zhonghua 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.

Stations

Bartley622m
Serangoon760m
Kovan1.3km

Also nearby

Hawker centreHougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)1.2km
ParkLorong Ong Lye Park280m
Preschools6 within 1kmnearest 48m
Other schoolsPaya Lebar Methodist Girls' School (Secondary)520m

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 · Paya Lebar WalkStraight-line, not walking — what sits between two points is in no dataset here.

22projects within 300m

$1,194–$1,622the middle half, per sq ft

$1,431median of those sales

From 169 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
The Vue	240m	2026-08	01-05	39 sqm	$1,615
Place-8	164m	2026-07	—	305 sqm	$1,066
Suites @ Paya Lebar	212m	2026-07	01-05	35 sqm	$1,752
Landed · Lorong Ong Lye	244m	2026-07	—	337 sqm	$1,702
Landed · Paya Lebar Crescent	173m	2026-06	—	332 sqm	$1,871
Evania	266m	2026-06	01-05	100 sqm	$1,528
The Vue	240m	2026-05	01-05	40 sqm	$1,575
Evania	266m	2026-05	01-05	114 sqm	$1,557
The Vue	240m	2026-04	01-05	39 sqm	$1,489
Urban Residences	257m	2026-04	01-05	45 sqm	$1,538
Evania	266m	2026-04	01-05	87 sqm	$1,570
Landed · Paya Lebar Crescent	173m	2026-03	—	399 sqm	$1,212
Tangerine Grove	184m	2026-03	01-05	110 sqm	$1,799
Landed · Paya Lebar Crescent	173m	2026-01	—	418 sqm	$1,498
Tangerine Grove	184m	2025-11	01-05	129 sqm	$1,707
Prestige Point	144m	2025-06	01-05	69 sqm	$1,508
Solaris Residences	181m	2025-06	—	365 sqm	$865
Landed · Paya Lebar Crescent	173m	2025-05	—	151 sqm	$2,343
Tangerine Grove	184m	2025-05	01-05	127 sqm	$1,689
Tangerine Grove	184m	2025-05	01-05	115 sqm	$1,777
Landed · Paya Lebar Crescent	173m	2024-12	—	541 sqm	$992

The 21 most recent are listed, out of 169 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.

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

Approved	Away	Bearing	Height	What
2026-07-30	54m	275° W	3 storeys	Proposed reconstruction of an existing 3-storey corner terrace dwelling house with an attic to a 3-storey envelope con…

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$3,945,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,945,000

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$88,801

Cash in handS$3,473,783

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.