Landed · Upper Serangoon Road

3 filed transactions · District 19 · OCR

Median, per square foot

1,070 psf

Observed range

$805 — $1,097 psf
S$11,500k median price

Freehold · 3 filed transactions

S$11,500k

Median price

Filed transactions

27%

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 $11,500,000Loan, 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 month3 months with a sale

Sep '21 · S$4,530kJun '26 · S$26,000k

The transactions behind those figures3 of 3

Nothing modelled — these are the filed sales.

2202.6 sqmDetached · Resale · 2026-06

S$26,000,000$1097 psf

1327.7 sqmDetached · Resale · 2021-10

S$11,500,000$805 psf

393.4 sqmDetached · Resale · 2021-09

S$4,530,000$1070 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

288m

Primary schools within 1km

nearest 879m

Primary schools · straight-line distance

Xinghua Primary School879m
Paya Lebar Methodist Girls' School (Primary)962m on the 1km line

7 more between 1km and 2km

Zhonghua Primary School1.4km
Xinmin Primary School1.5km
Holy Innocents' Primary School1.6km
Yangzheng Primary School1.9km
Rosyth School1.9km
Maris Stella High School1.9km
Montfort Junior School1.9km

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

Kovan288m
Serangoon1.3km
Bartley1.6km

Also nearby

Hawker centreHougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)414m
ParkSurin Ave Neighbourhood PK298m
Other schoolsPaya Lebar Methodist Girls' School (Secondary)809m

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

19projects within 300m

$1,204–$2,057the middle half, per sq ft

$1,457median of those sales

From 119 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
Landed · Kovan Road	168m	2026-08	—	232 sqm	$1,964
Landed · Kovan Road	168m	2026-08	—	330 sqm	$1,465
Charlton Villas	172m	2026-08	—	253 sqm	$1,230
Landed · Kovan Road	168m	2026-07	—	245 sqm	$2,855
D'Pavilion	290m	2026-07	01-05	115 sqm	$1,315
Sanctuary @ 813	196m	2026-06	01-05	87 sqm	$1,495
Landed · Kovan Road	168m	2026-05	—	254 sqm	$1,765
Sanctuary @ 813	196m	2026-05	01-05	74 sqm	$1,350
Sanctuary @ 813	196m	2026-05	01-05	87 sqm	$1,474
Landed · Kovan Road	168m	2026-03	—	159 sqm	$2,762
Landed · Kovan Close	196m	2026-03	—	175 sqm	$2,150
Landed · Surin Avenue	225m	2026-03	—	210 sqm	$2,517
Sanctuary @ 813	196m	2026-02	01-05	83 sqm	$1,511
Grand Regalia	182m	2026-01	01-05	215 sqm	$1,075

The 14 most recent are listed, out of 119 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.

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

Approved	Away	Bearing	Height	What
2024-04-09	331m	284° WNW	3 storeys	Proposed new erection of a 3-storey envelope control corner terrace dwelling house with mezzanine & attic on lot 06942…
2026-07-02	331m	284° WNW	3 storeys	Proposed new erection of a 3-storey envelope control corner terrace dwelling house with mezzanine & attic on lot 06942…
2024-09-11	380m	256° WSW	3 storeys	Proposed amendment to approved erection of 2 units of 3-storey envelope control detached house with roof terrace, mezz…
2024-11-20	380m	256° WSW	—	Subdivision of land into 2 plots
2024-07-10	387m	271° W	3 storeys	Proposed reconstruction of the existing 3-storey envelope control intermediate terrace house with new attic on lot 059…
2024-03-22	396m	290° WNW	3 storeys	Proposed erection of a 3-storey envelope control intermediate terrace dwelling house with a mezzanine and attic on lot…

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$11,500,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$11,500,000

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$253,500

Cash in handS$10,864,084

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.