Pandan Valley
79 filed transactions · District 21 · RCR
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30
What are you here to work out?
Median price by month24 months with a sale
The transactions behind those figures
20 of 79 · 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
Floors 16+ against floors 1–5, Pandan Valley only. Median S$904 psf up top from 10 sales, S$1,447 psf low down from 29.
Middle of 6 projects in District 21 that clear the bar — half fall between +3.5% and +10.7%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 21, 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$1,948 | 1,518 |
| 06-10 | S$2,100 | 999 |
| 11-15 | S$2,458 | 381 |
| 16-20 | S$2,582 | 277 |
| 21-25 | S$2,641 | 186 |
URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · 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.
- Henry Park Primary SchoolBallot even within 1 km 2C 2025843m
4 more between 1km and 2km
- Pei Tong Primary School1.1km
- Clementi Primary School1.6km
- Methodist Girls' School (Primary)1.7km · 2C two-track
- Nan Hua Primary School1.8km
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.
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.
- Dover842m
- Clementi1.4km
- King Albert Park1.9km
- Hawker centreClementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre)880m
- ParkHolland Green Linear Park287m
- Preschools6 within 1kmnearest 223m
- Other schoolsSchool of Science and Technology, Singapore773m
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
From 98 filed sales, at most the 20 most recent per project — 4 have sold more than is counted here.
Scroll sideways to see the date, storey, size and psf →
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Pinetree Hill | 96m | 2026-09 | 21-25 | 267 sqm | $2,366 |
| Astor Green | 161m | 2026-09 | 06-10 | 128 sqm | $1,488 |
| Montview | 274m | 2026-09 | 21-25 | 317 sqm | $1,417 |
| Pinetree Hill | 96m | 2026-08 | 01-05 | 50 sqm | $2,341 |
| Astor Green | 161m | 2026-08 | 11-15 | 142 sqm | $1,472 |
| Montview | 274m | 2026-08 | 06-10 | 114 sqm | $2,111 |
| Astor Green | 161m | 2026-07 | 06-10 | 99 sqm | $1,501 |
| Nava Grove | 234m | 2026-07 | 21-25 | 73 sqm | $2,770 |
| The Trizon | 204m | 2026-06 | 16-20 | 215 sqm | $2,109 |
| Nava Grove | 234m | 2026-06 | 21-25 | 136 sqm | $2,686 |
| The Trizon | 204m | 2026-05 | 01-05 | 205 sqm | $2,098 |
| Nava Grove | 234m | 2026-05 | 21-25 | 136 sqm | $2,678 |
| Pinetree Hill | 96m | 2026-04 | 21-25 | 72 sqm | $2,663 |
| Pinetree Hill | 96m | 2026-04 | 21-25 | 74 sqm | $2,678 |
| Pinetree Hill | 96m | 2026-04 | 16-20 | 161 sqm | $2,715 |
| Pinetree Hill | 96m | 2026-03 | 01-05 | 161 sqm | $2,529 |
| Pinetree Hill | 96m | 2026-03 | 01-05 | 113 sqm | $2,501 |
| Pinetree Hill | 96m | 2026-03 | 21-25 | 113 sqm | $2,666 |
| Pinetree Hill | 96m | 2026-03 | 21-25 | 113 sqm | $2,650 |
The 19 most recent of 98 at this radius. Storey bands as published; no feed carries a unit number.
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$3,100,000
Your figures · CPF interest estimated| Sale price | S$3,100,000 |
| Redeems the loan | −S$180,000 |
| Agent fee (2% + GST) and legal | −S$70,380 |
| Refund to your CPFprincipal plus estimated accrued interest | −S$202,416 |
| Cash to you | S$2,647,204 |
Look up somewhere else
Any HDB block or private project in Singapore.