Landed · Richards Avenue

6 filed transactions · District 19 · OCR

Median, per square foot
1,624 psf
Observed range
$1,426 — $2,238 psf
S$5,394k median price

Freehold · 6 filed transactions

S$5,394k
Median price
6
Filed transactions
50%
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
I own this

Median price by month6 months with a sale

Aug '22 · S$4,988kAug '26 · S$5,450k

The transactions behind those figures6 of 6

Nothing modelled — these are the filed sales.

323.4 sqmTerrace · Resale · 2026-08
S$5,450,000$1566 psf
292.7 sqmSemi-detached · Resale · 2026-05
S$5,300,000$1682 psf
221.6 sqmTerrace · Resale · 2026-04
S$5,338,888$2238 psf
348.4 sqmSemi-detached · Resale · 2026-03
S$8,388,000$2237 psf
389.2 sqmSemi-detached · Resale · 2024-05
S$6,088,000$1453 psf
324.9 sqmDetached · Resale · 2022-08
S$4,988,000$1426 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
Kovan
408m
Primary schools within 1km
0
nearest 1.0km — outside the band
Primary schools · straight-line distance
9 more between 1km and 2km
  • Xinmin Primary School1.0km
  • Xinghua Primary School1.1km
  • Zhonghua Primary School1.3km
  • Rosyth School1.4km
  • Paya Lebar Methodist Girls' School (Primary)1.5km
  • Holy Innocents' Primary School1.5km
  • Montfort Junior School1.6km
  • Hougang Primary School1.7km
  • Yio Chu Kang 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
  • Kovan408m
  • Hougang1.5km
  • Serangoon1.6km
Also nearby
  • Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)604m
  • ParkRichards Ave PK149m
  • Other schoolsAnderson Serangoon Junior College688m

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

16projects within 300m
$1,219–$1,823the middle half, per sq ft
$1,579median of those sales

From 76 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.

ProjectAwayFiledFloorSizePSF
21 Richards36m2026-0701-0597 sqm$1,532
Landed · Flower Road210m2026-07—143 sqm$2,300
Landed · Lowland Road218m2026-07—259 sqm$1,867
Bliss@kovan254m2026-0701-0557 sqm$1,467
Bliss@kovan254m2026-0701-0585 sqm$1,782
Landed · Flower Road210m2026-05—175 sqm$2,762
Bliss@kovan254m2026-0501-0549 sqm$1,659
Bliss@kovan254m2026-0301-05122 sqm$1,637
Rich.Residence58m2026-02—430 sqm$897
Landed · Richards Place106m2026-01—260 sqm$1,553
Landed · Teow Hock Avenue200m2025-12—216 sqm$2,681
Bliss@kovan254m2025-1201-05202 sqm$1,205
Infinium51m2025-10—477 sqm$818
21 Richards36m2025-0901-0598 sqm$1,479
Infinium51m2025-09—464 sqm$828
Landed · Richards Place106m2025-08—314 sqm$1,258
Infinium51m2025-07—464 sqm$811
Landed · Richards Place106m2025-07—207 sqm$2,195
Rich.Residence58m2025-04—364 sqm$883
21 Richards36m2025-0301-0538 sqm$1,883

The 20 most recent are listed, out of 76 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°

NESW

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.

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.

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

ApprovedAwayBearingHeightWhat
2024-10-15162m255° WSW3 storeysProposed erection of a 3-storey envelope control semi-detached dwelling house with an attic on lot 04225w mk 22 at 33 …
2025-10-06162m255° WSW3 storeysProposed reconstruction from an existing 2-storey envelope control semi-detached house to a 3-storey envelope control …
2024-01-12215m262° W3 storeysProposed new erection of a 3-storey envelope control intermediate terrace with attic and swimming pool on lot 00344x m…
2024-04-18355m264° W2 storeysProposed amendment to approved reconstruction to an existing 2-storey envelope control intermediate terrace dwelling h…
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$5,394,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$5,394,000
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$120,389
Cash in handS$4,891,195
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.