Landed · Victoria Park Grove

17 filed transactions · District 10 · CCR · Houses here are in Victoria Park Villas

Median, per square foot

2,331 psf

Observed range

$1,877 — $2,857 psf
S$5,800k median price

99 yrs lease commencing from 2013 · 17 filed transactions

▲ 17.8% vs 12 months ago

S$5,800k

Median price

Filed transactions

42%

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 $5,800,000Loan, 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 month16 months with a sale

Dec '21 · S$5,200kMay '26 · S$6,380k

The transactions behind those figures17 of 17

Nothing modelled — these are the filed sales.

235.9 sqmSemi-detached · Resale · 2026-05

S$6,380,000$2513 psf

200 sqmSemi-detached · Resale · 2025-12

S$6,150,000$2857 psf

220 sqmSemi-detached · Resale · 2025-02

S$5,800,000$2449 psf

242.9 sqmSemi-detached · Resale · 2025-02

S$6,250,000$2390 psf

212.6 sqmSemi-detached · Resale · 2025-01

S$5,750,000$2513 psf

213.4 sqmSemi-detached · Resale · 2024-08

S$5,250,000$2286 psf

211.2 sqmSemi-detached · Resale · 2024-06

S$6,000,000$2639 psf

266.5 sqmSemi-detached · Resale · 2023-11

S$6,500,000$2266 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

Tan Kah Kee

657m

Primary schools within 1km

nearest 539m

Primary schools · straight-line distance

Nanyang Primary School539m · 2C two-track
Raffles Girls' Primary School920m · 2C two-track

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

Tan Kah Kee657m
Farrer Road684m
Sixth Avenue1.2km

Also nearby

Hawker centreEmpress Road Blk 7 (Empress Road Market and Food Centre)691m
ParkDuchess PK384m
Preschools6 within 1kmnearest 394m
Other schoolsHwa Chong Institution515m

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 · Victoria Park GroveStraight-line, not walking — what sits between two points is in no dataset here.

4projects within 300m

$1,922–$2,821the middle half, per sq ft

$2,354median of those sales

From 30 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Landed · Coronation Road	264m	2026-08	—	399 sqm	$2,164
Coronation Grove	137m	2026-04	01-05	116 sqm	$1,922
Landed · Duchess Avenue	177m	2026-02	—	333 sqm	$2,928
Landed · Duchess Avenue	177m	2026-02	—	403 sqm	$2,354
Landed · Coronation Road	264m	2025-12	—	371 sqm	$2,954
Landed · Duchess Avenue	177m	2025-11	—	477 sqm	$2,563
Landed · Duchess Avenue	177m	2025-11	—	334 sqm	$2,894
Landed · Coronation Road	264m	2025-10	—	236 sqm	$3,114
Landed · Duchess Avenue	177m	2025-09	—	318 sqm	$3,898
Coronation Grove	137m	2025-08	01-05	178 sqm	$1,622
Landed · Coronation Road	264m	2025-07	—	232 sqm	$2,605
Landed · Coronation Road	264m	2025-05	—	457 sqm	$2,821
Landed · Duchess Avenue	177m	2025-02	—	499 sqm	$2,499
Coronation Grove	137m	2024-11	01-05	116 sqm	$1,858
Landed · Duchess Avenue	177m	2024-03	—	473 sqm	$2,096
Landed · Duchess Avenue	177m	2024-01	—	546 sqm	$2,379
Coronation Grove	137m	2023-09	01-05	178 sqm	$1,879

The 17 most recent are listed, out of 30 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.

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

Approved	Away	Bearing	Height	What
2024-03-19	250m	286° WNW	3 storeys	Proposed reconstruction of the existing 2-storey to a 3-storey envelope control semi-detached dwelling house
2025-08-12	252m	265° W	3 storeys	Proposed new erection of a 3-storey envelope control detached dwelling house with a basement and swimming pool on lot …
2026-07-02	266m	289° WNW	—	Proposed subdivision of land into 2 plots
2024-08-22	274m	280° W	3 storeys	Proposed amendment to approved new erection of a 3-storey envelope control intermediate terrace dwelling house with me…
2025-11-27	274m	280° W	3 storeys	Proposed amendment to approved new erection of a 3-storey envelope control intermediate terrace dwelling house with 2n…
2025-03-05	293m	249° WSW	2 storeys	Proposed new erection of a 2 storey envelope control detached dwelling house with basement, attic, and swimming pool o…

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$5,800,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$5,800,000

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$129,240

Cash in handS$5,288,344

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.