The Azzuro

3 filed transactions · District 15 · OCR

Median, per square foot

1,350 psf

Observed range

S$1,257 — S$1,421 psf3 filed transactions · 12% low to highS$1,560k median filed price

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 month3 months with a sale

Oct '22 · S$872kMar '24 · S$2,300k

The transactions behind those figures

3 of 3 · filed, nothing modelled

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

170 sqm · floor 01-05Apartment · Resale · 2024-03

S$2,300,000$1257 psf

102 sqm · floor 01-05Apartment · Resale · 2023-06

S$1,560,000$1421 psf

60 sqm · floor 01-05Apartment · Resale · 2022-10

S$872,000$1350 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—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 15, not here.

District 15, typical project+6.9%

Middle of 19 projects in District 15 that clear the bar — half fall between +4% and +10.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 15, 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$1,689	2,750
06-10	S$2,551	975
11-15	S$2,612	900
16-20	S$2,638	505
21-25	S$2,592	128
26-30	S$2,394	10

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

Kembangan

423m

Primary schools within 1km

nearest 423m

Primary schools · straight-line distance

St. Stephen'S SchoolEvery citizen got a place 2C 2025423m

7 more between 1km and 2km

Opera Estate Primary School1.1km
CHIJ (Katong) Primary1.2km · 2C two-track
Haig Girls' School1.3km
Tao Nan School1.4km · 2C two-track
Ngee Ann Primary School1.4km · 2C two-track
Telok Kurau Primary School1.6km
Maha Bodhi School1.9km

Distance stops ordering Phase 2C at 3 of these schools, from the 2027 registration exercise. At CHIJ (Katong) Primary, Tao Nan School, Ngee Ann 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

Kembangan423m
Marine Terrace1.1km
Eunos1.2km

Also nearby

Hawker centreEunos Crescent Blk 4A1.1km
ParkTelok Kurau PK213m
Preschools6 within 1kmnearest 473m
Other schoolsSt. Patrick'S School1.1km

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 The AzzuroStraight-line, not walking.

14projects within 300m

$1,347–$1,740the middle half, per sq ft

$1,510median of those sales

From 104 filed sales, at most the 20 most recent per project — 1 has sold more than is counted here.

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

Project	Away	Filed	Floor	Size	PSF
East Bay Gardens	162m	2026-09	01-05	159 sqm	$1,031
Espira Suites	135m	2026-08	01-05	63 sqm	$1,740
The Lenox	294m	2026-08	01-05	55 sqm	$1,562
The Medley	296m	2026-08	01-05	163 sqm	$1,356
Radix	277m	2026-07	01-05	110 sqm	$1,533
Frankel Estate	296m	2026-06	01-05	138 sqm	$1,319
The Ambra	131m	2026-04	01-05	113 sqm	$1,727
Espira Suites	135m	2026-04	01-05	46 sqm	$1,682
The Lenox	294m	2026-04	01-05	110 sqm	$1,360
Espira Suites	135m	2026-03	01-05	45 sqm	$1,627
Landed · Joo Chiat Walk	262m	2026-01	—	185 sqm	$2,515
The Treeline	43m	2025-12	01-05	141 sqm	$1,450
The Treeline	43m	2025-11	01-05	167 sqm	$1,335
Espira Suites	135m	2025-10	01-05	41 sqm	$1,715
East Bay Gardens	162m	2025-10	01-05	130 sqm	$1,093
Espira Suites	135m	2025-09	01-05	99 sqm	$1,321
The Treeline	43m	2025-08	01-05	135 sqm	$1,521
The Ambra	131m	2025-06	01-05	107 sqm	$1,806

The 18 most recent of 104 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$1,560,000

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$1,560,000

Your figures · CPF interest estimated

Sale price	S$1,560,000
Redeems the loan	−S$180,000
Agent fee (2% + GST) and legal	−S$36,808
Refund to your CPFprincipal plus estimated accrued interest	−S$202,416
Cash to you	S$1,140,776

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

Leave it unticked and the form still sends — you get the reply to what you asked, at the address you gave, and nothing after it. This form asks for no phone number and stores none.

Leaving it unticked is fine — the tools work either way, and I'll still reply to this enquiry. I don't sell or share your details.

Look up somewhere else

Any HDB block or private project in Singapore.