Landed · Upper East Coast Road

26 filed transactions · District 16 · OCR

Median, per square foot

1,429 psf

Observed range

$901 — $2,973 psf
S$5,265k median price

Freehold · 26 filed transactions

▼ 9.7% vs 12 months ago

S$5,265k

Median price

Filed transactions

145%

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 $5,265,000Loan, 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 month18 months with a sale

Oct '21 · S$5,104kJun '26 · S$3,450k

The transactions behind those figures20 of 26

Nothing modelled — these are the filed sales.

407.3 sqmSemi-detached · Resale · 2026-06

S$6,100,000$1391 psf

181 sqmStrata Terrace · Resale · 2026-06

S$2,800,000$1437 psf

181 sqmStrata Terrace · Resale · 2026-06

S$2,660,000$1365 psf

198.8 sqmTerrace · Resale · 2026-06

S$4,100,000$1916 psf

287.5 sqmDetached · Resale · 2026-04

S$6,400,000$2068 psf

369.7 sqmSemi-detached · Resale · 2026-04

S$11,100,000$2789 psf

305.1 sqmTerrace · Resale · 2026-02

S$4,600,000$1401 psf

388.2 sqmSemi-detached · Resale · 2026-02

S$5,800,000$1388 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

Bayshore

154m

Primary schools within 1km

nearest 614m

Primary schools · straight-line distance

Temasek Primary School614m
Bedok Green Primary School999m on the 1km line

2 more between 1km and 2km

Fengshan Primary School1.9km
Opera Estate Primary School2.0km

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

Bayshore154m
Siglap1.2km
Tanah Merah1.4km

Also nearby

Hawker centreBedok South Road Blk 16855m
ParkSennett Ave Linear PK612m
Other schoolsTemasek Secondary School760m

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

13projects within 300m

$1,505–$1,839the middle half, per sq ft

$1,648median of those sales

From 114 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
Riviera Residences	236m	2026-08	01-05	119 sqm	$2,038
Villas Laguna	257m	2026-08	01-05	145 sqm	$1,599
Uber 388	238m	2026-07	01-05	55 sqm	$1,872
Landed · Lucky Heights	174m	2026-06	—	187 sqm	$3,567
Landed · Lucky Heights	174m	2026-06	—	310 sqm	$1,921
Landed · Lucky Heights	174m	2026-06	—	308 sqm	$2,021
Uber 388	238m	2026-06	01-05	129 sqm	$1,714
Villas Laguna	257m	2026-06	01-05	139 sqm	$1,678
The Summit	156m	2026-05	01-05	78 sqm	$1,981
Uber 388	238m	2026-05	01-05	86 sqm	$1,836
The Summit	156m	2026-04	01-05	116 sqm	$2,026
Riviera Residences	236m	2026-04	01-05	73 sqm	$1,973
The Baycourt	116m	2026-03	01-05	153 sqm	$1,627
The Summit	156m	2026-02	01-05	136 sqm	$1,820
The Baycourt	116m	2025-12	01-05	154 sqm	$1,568
The Baycourt	116m	2025-10	01-05	157 sqm	$1,568
East Coast Residences	147m	2025-10	01-05	87 sqm	$1,762
The Summit	156m	2025-09	06-10	155 sqm	$1,966
The Summit	156m	2025-09	01-05	78 sqm	$1,763

The 19 most recent are listed, out of 114 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.

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

Approved	Away	Bearing	Height	What
2026-01-08	119m	291° WNW	3 storeys	Proposed new erection of 3 units of 3-storey envelope control dwelling houses comprising 2 units of corner terrace hou…
2024-11-20	342m	285° WNW	3 storeys	Proposed erection of a 3 storey envelope control detached dwelling house with an attic on lot 02416l mk 27 at 54 jalan…
2024-12-16	398m	282° WNW	3 storeys	Proposed erection of a 3 storey envelope control semi-detached dwelling house with an attic on lot 02421m mk 27 at 44 …

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$5,265,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$5,265,000

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$117,577

Cash in handS$4,765,007

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.