Landed · Tanah Merah Besar Lane

5 filed transactions · District 17 · OCR

Median, per square foot
1,276 psf
Observed range
$951 — $1,584 psf
S$4,840k median price

Freehold · 5 filed transactions

S$4,840k
Median price
5
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 month5 months with a sale

Jul '23 · S$4,700kAug '26 · S$4,840k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

472.7 sqmSemi-detached · Resale · 2026-08
S$4,840,000$951 psf
217.6 sqmSemi-detached · Resale · 2025-08
S$3,710,888$1584 psf
406.3 sqmDetached · Resale · 2024-09
S$5,900,000$1349 psf
400.4 sqmDetached · Resale · 2024-04
S$5,500,000$1276 psf
409.7 sqmDetached · Resale · 2023-07
S$4,700,000$1066 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
Changi Airport
1.3km
Primary schools within 1km
0
nearest 1.7km — outside the band
Primary schools · straight-line distance
2 more between 1km and 2km
  • East Spring Primary School1.7km
  • White Sands 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.
Also nearby
  • Other schoolsEast Spring Secondary School1.7km

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.

What has sold nearby300m

2projects within 300m
$1,134–$1,531the middle half, per sq ft
$1,487median of those sales

From 6 filed sales — the 20 most recent at each project, which is all this index keeps.

ProjectAwayFiledFloorSizePSF
Tanah Merah Park48m2026-01—241 sqm$1,642
Tanah Merah Park48m2025-10—385 sqm$1,134
Tanah Merah Park48m2025-04—236 sqm$1,531
Tanah Merah Park48m2024-03—246 sqm$1,289
Landed · Tanah Merah Besar Road106m2024-03—224 sqm$1,487
Tanah Merah Park48m2022-03—224 sqm$1,097

All 6 at this radius are listed. 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 06:00 pm and sets at 06:56 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.

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$4,840,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$4,840,000
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$108,312
Cash in handS$4,349,272
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.