Amaryllis Ville

62 filed transactions · District 11 · CCR

Median, per square foot

1,978 psf

Observed range

S$1,523 — S$2,263 psf62 filed transactions · 37% low to highS$2,052k median filed price

▲ 4.7% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-10-01

What are you here to work out?

I’m thinking of buying it

I own it

Median price by month24 months with a sale

Nov '23 · S$1,910kSep '26 · S$2,822k

The transactions behind those figures

20 of 62 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

117 sqm · floor 16-20Condominium · Resale · 2026-09

S$2,822,000$2241 psf

115 sqm · floor 21-25Condominium · Resale · 2026-05

S$2,730,000$2205 psf

89 sqm · floor 11-15Condominium · Resale · 2026-04

S$2,034,000$2123 psf

89 sqm · floor 21-25Condominium · Resale · 2026-03

S$1,980,000$2067 psf

96 sqm · floor 01-05Condominium · Resale · 2026-02

S$2,030,000$1965 psf

91 sqm · floor 16-20Condominium · Resale · 2025-12

S$2,080,000$2124 psf

89 sqm · floor 11-15Condominium · Resale · 2025-12

S$1,880,000$1962 psf

117 sqm · floor 21-25Condominium · Resale · 2025-10

S$2,700,000$2144 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-10-01 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-10-01, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

Median psf · Condo

under $1,206

$1,206

$1,402

$1,578

$1,812

$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project+5%

Floors 16+ against floors 1–5, Amaryllis Ville only. Median S$1,994 psf up top from 31 sales, S$1,899 psf low down from 7.

District 11, typical project+5%

Middle of 8 projects in District 11 that clear the bar — half fall between +2.2% and +24.4%. None came out negative in this set.

Every band in District 11, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$2,203	627
06-10	S$2,006	155
11-15	S$1,962	108
16-20	S$2,036	103
21-25	S$2,026	97
26-30	S$2,108	79
31-35	S$2,040	32
36-40	S$2,198	9

URA Data Service — PMI_Resi_Transaction · accessed 2026-10-01 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Newton

433m

Primary schools within 1km

nearest 522m

Primary schools · straight-line distance

St. Joseph'S Institution JuniorBallot at 1–2 km 2C 2025522m
Anglo-Chinese School (Junior)Ballot even within 1 km 2C 2025614m · 2C two-track
Anglo-Chinese School (Primary)Ballot even within 1 km 2C 2025811m · 2C two-track

5 more between 1km and 2km

Farrer Park Primary School1.0km
St. Margaret'S School (Primary)1.3km · 2C two-track
Singapore Chinese Girls' Primary School1.7km · 2C two-track
Hong Wen School1.9km
CHIJ Primary (Toa Payoh)2.0km

Distance stops ordering Phase 2C at 4 of these schools, from the 2027 registration exercise. At Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), St. Margaret'S School (Primary), Singapore Chinese Girls' Primary School (marked 2C two-track), 300m buys nothing over 1.5km in that phase. Phases 2A and 2B are unchanged.

What MOE changed

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. Both tracks ballot within themselves, and a home beyond 2km goes from last in line to half the places. Every other school in this list is unchanged. Announced 10 September 2026; it first applies to children entering Primary 1 in 2028.

The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.

How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations

Newton433m
Novena589m
Little India1.1km

Also nearby

Hawker centreNewton Food Centre415m
ParkCambridge Park557m
Preschools6 within 1kmnearest 148m
Other schoolsAnglo-Chinese School (Barker Road)873m

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 Amaryllis VilleStraight-line, not walking.

33projects within 300m

$1,983–$2,504the middle half, per sq ft

$2,235median of those sales

From 437 filed sales, at most the 20 most recent per project — 14 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

Project	Away	Filed	Floor	Size	PSF
The Lincoln Residences	82m	2026-09	21-25	171 sqm	$2,472
Miro	105m	2026-09	26-30	180 sqm	$1,951
The Lincoln Modern	136m	2026-09	01-05	128 sqm	$1,960
Park Infinia at Wee Nam	154m	2026-09	21-25	79 sqm	$2,775
The Spinnaker	238m	2026-09	06-10	129 sqm	$1,908
Kopar at Newton	262m	2026-09	01-05	64 sqm	$2,294
Lincoln Suites	273m	2026-09	16-20	43 sqm	$2,178
Newton Imperial	85m	2026-08	16-20	159 sqm	$2,103
Miro	105m	2026-08	21-25	116 sqm	$1,762
Newton 18	105m	2026-08	21-25	57 sqm	$2,151
Park Infinia at Wee Nam	154m	2026-08	06-10	93 sqm	$2,510
Rochelle at Newton	82m	2026-07	06-10	94 sqm	$2,001
Iridium	86m	2026-07	06-10	100 sqm	$1,979
Miro	105m	2026-07	01-05	158 sqm	$1,805

The 14 most recent of 437 at this radius. Storey bands as published; no feed carries a unit number.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF refund from proceeds

Fees

Sale price · S$2,052,000

Outstanding loan

CPF principal used

CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$2,052,000

Your figures · CPF interest estimated

Sale price	S$2,052,000
Redeems the loan	−S$180,000
Agent fee (2% + GST) and legal	−S$47,534
Refund to your CPFprincipal plus estimated accrued interest	−S$202,416
Cash to you	S$1,622,050

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. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Name

Your floor or stack

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?

Rough timing

Staying in touch — optional

Email me the full report and monthly updates on my block

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