Pinnacle 16

18 filed transactions · District 12 · RCR

Median, per square foot

1,682 psf

Observed range

S$1,181 — S$1,909 psf18 filed transactions · 43% low to highS$1,023k median filed price

▲ 17.5% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it

I own it

Median price by month16 months with a sale

Oct '21 · S$880kSep '26 · S$1,130k

The transactions behind those figures

18 of 18 · filed, nothing modelled

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

55 sqm · floor 11-15Apartment · Resale · 2026-09

S$1,130,000$1909 psf

54 sqm · floor 06-10Apartment · Resale · 2026-05

S$1,025,000$1763 psf

54 sqm · floor 01-05Apartment · Resale · 2025-05

S$1,016,000$1748 psf

54 sqm · floor 16-20Apartment · Resale · 2025-05

S$1,020,000$1755 psf

117 sqm · floor 16-20Apartment · Resale · 2025-02

S$2,320,000$1842 psf

54 sqm · floor 11-15Apartment · Resale · 2025-01

S$1,010,000$1738 psf

86 sqm · floor 06-10Apartment · Resale · 2024-12

S$1,638,000$1769 psf

86 sqm · floor 11-15Apartment · Resale · 2024-08

S$1,500,000$1620 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 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, 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+15.4%

Floors 16+ against floors 1–5, Pinnacle 16 only. Median S$1,755 psf up top from 5 sales, S$1,520 psf low down from 4.

District 12, typical project+7.8%

Middle of 10 projects in District 12 that clear the bar — half fall between +2.7% and +12.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 12, 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$1,418	341
06-10	S$1,570	459
11-15	S$1,615	354
16-20	S$1,695	243
21-25	S$1,885	121
26-30	S$1,951	45

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.

Nearest station

Novena

430m

Primary schools within 1km

nearest 756m

Primary schools · straight-line distance

St. Joseph'S Institution JuniorBallot at 1–2 km 2C 2025756m

8 more between 1km and 2km

CHIJ Primary (Toa Payoh)1.0km
Hong Wen School1.3km
Anglo-Chinese School (Primary)1.4km · 2C two-track
Kheng Cheng School1.4km
Farrer Park Primary School1.4km
Pei Chun Public School1.8km
Anglo-Chinese School (Junior)1.8km · 2C two-track
Marymount Convent School1.9km

Distance stops ordering Phase 2C at 2 of these schools, from the 2027 registration exercise. At Anglo-Chinese School (Primary), Anglo-Chinese School (Junior) (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

Novena430m
Toa Payoh882m
Newton1.5km

Also nearby

Hawker centreWhampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market)879m
ParkNovena Rise PK375m
Preschools6 within 1kmnearest 249m
Other schoolsCHIJ Secondary (Toa Payoh)944m

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 Pinnacle 16Straight-line, not walking.

14projects within 300m

$1,593–$1,895the middle half, per sq ft

$1,763median of those sales

From 127 filed sales, at most the 20 most recent per project — 2 have sold more than is counted here.

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

Project	Away	Filed	Floor	Size	PSF
The Centrio	91m	2026-08	01-05	112 sqm	$1,732
8 Bassein	235m	2026-07	06-10	42 sqm	$1,847
Pavilion 11	217m	2026-06	11-15	89 sqm	$2,171
Pavilion 11	217m	2026-06	16-20	138 sqm	$2,107
Viio @ Balestier	278m	2026-06	06-10	44 sqm	$1,879
The Centrio	91m	2026-05	11-15	276 sqm	$1,333
Iresidences	108m	2026-05	21-25	99 sqm	$1,783
Iresidences	108m	2026-05	21-25	122 sqm	$1,961
Pavilion 11	217m	2026-05	06-10	138 sqm	$2,087
Domus	157m	2026-04	06-10	127 sqm	$1,814
8 Bassein	235m	2026-04	11-15	209 sqm	$1,222
8 Bassein	235m	2026-04	06-10	40 sqm	$1,877
Domus	157m	2026-02	16-20	127 sqm	$1,939
Le Shantier	156m	2025-12	06-10	157 sqm	$1,539
Casa Irrawaddy	52m	2025-10	06-10	83 sqm	$1,769
Iresidences	108m	2025-09	21-25	125 sqm	$1,970
The Marque @ Irrawaddy	159m	2025-09	11-15	96 sqm	$1,635
Domus	157m	2025-08	11-15	93 sqm	$1,658
Domus	157m	2025-08	11-15	127 sqm	$1,939

The 19 most recent of 127 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$1,023,000

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$1,023,000

Your figures · CPF interest estimated

Sale price	S$1,023,000
Redeems the loan	−S$180,000
Agent fee (2% + GST) and legal	−S$25,101
Refund to your CPFprincipal plus estimated accrued interest	−S$202,416
Cash to you	S$615,483

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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