The Estuary
129 filed transactions · District 27 · OCR
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 129 · 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, The Estuary only. Median S$1,286 psf up top from 4 sales, S$1,078 psf low down from 38.
Middle of 2 projects in District 27 that clear the bar — half fall between -8.1% and +19.3%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 27, 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$1,196 | 1,060 |
| 06-10 | S$1,183 | 325 |
| 11-15 | S$1,227 | 245 |
| 16-20 | S$964 | 9 |
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.
- Peiying Primary SchoolEvery citizen got a place 2C 2025730m
- Naval Base Primary SchoolEvery citizen got a place 2C 2025953m on the 1km line
2 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.
- ParkLower Seletar Reservoir Park528m
- Preschools6 within 1kmnearest 439m
- Other schoolsOrchid Park Secondary School803m
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.
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 The Estuary
HDB put this parcel out to tender and names The Estuary as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.
- Tender launched30 Jan 2008
- Tender closed25 Mar 20085 bids received
- Awarded28 Mar 2008MCL Land (Warren) Pte Ltd
- Winning tenderS$213,500,000at least S$3,773 per sq m of gross floor area · at least S$350 per sq ft
- Parcel
- Yishun S2 Yishun Avenue 1 / Yishun Avenue 2
- Site area
- 26,949 sq m
- Lease
- 99 yrs
- Plot ratio
- 2.1
- Gross floor area
- 56,593 sq m (max)
- Sold as
- Condominium
HDB marks this gross floor area as a maximum, so it is the most that could be built and not what was built. The rate above is therefore the lowest the land can have cost per square foot, not the rate itself.
Every bid — all 5, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | MCL Land (Warren) Pte Ltd | S$213,500,000 | — |
| 2 | Peak Green Pte. Ltd. | S$127,000,000 | S$86,500,000 · 40.5% |
| 3 | Frasers Centrepoint Limit | S$109,660,000 | S$103,840,000 · 48.6% |
| 4 | Sim Lian Land Pte Ltd | S$92,595,000 | S$120,905,000 · 56.6% |
| 5 | Billion Rise Limited | S$57,740,000 | S$155,760,000 · 73.0% |
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 28 Mar 2008 · 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 “The Estuary”. 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$1,282,000
Your figures · CPF interest estimated| Sale price | S$1,282,000 |
| Redeems the loan | −S$180,000 |
| Agent fee (2% + GST) and legal | −S$30,748 |
| Refund to your CPFprincipal plus estimated accrued interest | −S$202,416 |
| Cash to you | S$868,836 |
Look up somewhere else
Any HDB block or private project in Singapore.