Landed · Rebecca Road

2 filed transactions · District 10 · CCR · Houses here are in Rebecca Park

Median, per square foot

1,935 psf

Observed range

$1,858 — $2,013 psf
S$31,350k median price

999 yrs lease commencing from 1875 · 2 filed transactions

S$31,350k

Median price

Filed transactions

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 $31,350,000Loan, 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 month2 months with a sale

Jul '24 · S$38,000kDec '24 · S$24,700k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

1140.1 sqmDetached · Resale · 2024-12

S$24,700,000$2013 psf

1899.8 sqmDetached · Resale · 2024-07

S$38,000,000$1858 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

Farrer Road

824m

Primary schools within 1km

nearest 781m

Primary schools · straight-line distance

Nanyang Primary School781m · 2C two-track

2 more between 1km and 2km

Raffles Girls' Primary School1.2km · 2C two-track
Henry Park Primary School1.9km

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: Nanyang Primary School, Raffles Girls' Primary School. 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

Farrer Road824m
Tan Kah Kee936m
Holland Village1.2km

Also nearby

Hawker centreEmpress Road Blk 7 (Empress Road Market and Food Centre)744m
ParkCoronation Park500m
Preschools6 within 1kmnearest 485m
Other schoolsHwa Chong Institution774m

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 · Rebecca RoadStraight-line, not walking — what sits between two points is in no dataset here.

3projects within 300m

$1,922–$2,449the middle half, per sq ft

$2,266median of those sales

From 23 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Landed · Victoria Park Grove	282m	2026-05	—	236 sqm	$2,513
Landed · bin Tong Park	251m	2026-04	—	852 sqm	$2,235
Coronation Grove	280m	2026-04	01-05	116 sqm	$1,922
Landed · Victoria Park Grove	282m	2025-12	—	200 sqm	$2,857
Coronation Grove	280m	2025-08	01-05	178 sqm	$1,622
Landed · Victoria Park Grove	282m	2025-02	—	220 sqm	$2,449
Landed · Victoria Park Grove	282m	2025-02	—	243 sqm	$2,390
Landed · Victoria Park Grove	282m	2025-01	—	213 sqm	$2,513
Coronation Grove	280m	2024-11	01-05	116 sqm	$1,858
Landed · Victoria Park Grove	282m	2024-08	—	213 sqm	$2,286
Landed · Victoria Park Grove	282m	2024-06	—	211 sqm	$2,639
Landed · Victoria Park Grove	282m	2023-11	—	267 sqm	$2,266

The 12 most recent are listed, out of 23 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.

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

Approved	Away	Bearing	Height	What
2024-08-05	135m	274° W	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with swimming pool
2026-01-21	135m	274° W	2 storeys	Proposed amendment to approved erection of a 2-storey envelope control detached dwelling house with swimming pool (buk…
2025-10-02	362m	287° WNW	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with an attic and a swimming pool (bukit tima…
2024-05-15	377m	282° WNW	2 storeys	Proposed new erection of 2 units of 2-storey envelope control semi-detached dwelling houses each with an attic and swi…
2026-06-10	377m	282° WNW	2 storeys	Proposed new erection of 2 units of 2-storey envelope control semi-detached dwelling houses each with an attic and swi…
2026-05-14	396m	285° WNW	—	Subdivision of land into 2 plots

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$31,350,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$31,350,000

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$686,230

Cash in handS$30,281,354

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.