Northvale
106 filed transactions · District 23 · OCR
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-10-01
What are you here to work out?
Median price by month24 months with a sale
The transactions behind those figures
20 of 106 · filed, nothing modelledURA does not include the number of bedrooms in a sale record.
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
Where it sitsThe whole map
Sun and shadow here — any hour, any monthDeeper 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
Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 23, not here.
Middle of 17 projects in District 23 that clear the bar — half fall between +3.6% and +10.9%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 23, 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$1,493 | 1,058 |
| 06-10 | S$1,562 | 968 |
| 11-15 | S$1,616 | 666 |
| 16-20 | S$1,665 | 396 |
| 21-25 | S$1,696 | 343 |
| 26-30 | S$1,838 | 121 |
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.
- South View Primary SchoolBallot even within 1 km 2C 2025665m
- Kranji Primary School697m
- De La Salle SchoolEvery citizen got a place 2C 2025830m
- Teck Whye Primary SchoolEvery citizen got a place 2C 2025976m on the 1km line
5 more between 1km and 2km
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.
- Choa Chu Kang230m
- Choa Chu Kang305m
- South View810m
- Hawker centreYew Tee Hawker Centre1.1km
- ParkChoa Chu Kang PK210m
- Preschools6 within 1kmnearest 227m
- Other schoolsKranji Secondary School546m
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
No other project with filed sales sits within 300m — widen it above.
The land under Northvale
HDB put this parcel out to tender and names Northvale as what was built on it. Everything below is from that tender: the dates, the winning price, and the 8 bids that came in.
- Tender launched26 Aug 1994
- Tender closed27 Oct 19948 bids received
- Awarded9 Dec 1994Pidemco Land Ltd
- Winning tenderS$261,300,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
- Parcel
- Choa Chu Kang S4 Choa Chu Kang Dr/Choa Chu Kang Loop
- Site area
- 37,265 sq m
- Lease
- 99 yrs
- Plot ratio
- 2.5
- Gross floor area
- Not published
- Sold as
- Condominium
Every bid — all 8, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Pidemco Land Ltd | S$261,300,000 | — |
| 2 | DBS Realty (Pte) Ltd & Far East Organization Centre Pte Ltd | S$232,888,889 | S$28,411,111 · 10.9% |
| 3 | Hong Leong Holdings Ltd/Park Court Pte Ltd | S$218,000,000 | S$43,300,000 · 16.6% |
| 4 | City Development Ltd | S$203,000,000 | S$58,300,000 · 22.3% |
| 5 | Winswift Investment Pte Ltd/Grandwin Investment Pte Ltd | S$196,310,000 | S$64,990,000 · 24.9% |
| 6 | Singapore United Estates Pte Ltd | S$190,600,000 | S$70,700,000 · 27.1% |
| 7 | First Capital Corporation Ltd | S$179,700,000 | S$81,600,000 · 31.2% |
| 8 | Allgreen Properties Ltd/Hoe Seng Co (Pte) Ltd | S$142,800,000 | S$118,500,000 · 45.4% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 9 Dec 1994 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Northvale”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.
Used only for the estimate when accrued interest is blank.
A sale at S$1,185,000
Your figures · CPF interest estimated| Sale price | S$1,185,000 |
| Redeems the loan | −S$180,000 |
| Agent fee (2% + GST) and legal | −S$28,633 |
| Refund to your CPFprincipal plus estimated accrued interest | −S$202,416 |
| Cash to you | S$773,951 |
Look up somewhere else
Any HDB block or private project in Singapore.