Tree House

86 filed transactions · District 23 · OCR

Median, per square foot
1,454 psf
Observed range
S$1,048 — S$1,711 psf86 filed transactions · 46% low to highS$1,658k median filed price
▲ 1.9% 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 month24 months with a sale

Jun '23 · S$1,514kSep '26 · S$1,368k

The transactions behind those figures

20 of 86 · filed, nothing modelled

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

75 sqm · floor 06-10Condominium · Resale · 2026-09
S$1,368,000$1695 psf
74 sqm · floor 11-15Condominium · Resale · 2026-08
S$1,150,000$1444 psf
107 sqm · floor 11-15Condominium · Resale · 2026-05
S$1,850,000$1606 psf
107 sqm · floor 11-15Condominium · Resale · 2026-05
S$1,800,000$1563 psf
114 sqm · floor 06-10Condominium · Resale · 2026-04
S$2,028,000$1653 psf
107 sqm · floor 06-10Condominium · Resale · 2025-11
S$1,755,000$1524 psf
107 sqm · floor 01-05Condominium · Resale · 2025-11
S$1,730,000$1502 psf
107 sqm · floor 11-15Condominium · Resale · 2025-10
S$1,730,000$1502 psf

One row arrives with particulars identical to another and is listed once with a count. Nothing is removed: every figure above counts them all.

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

© OneMap, SLA · © OpenStreetMap
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+10.9%

Floors 16+ against floors 1–5, Tree House only. Median S$1,482 psf up top from 19 sales, S$1,336 psf low down from 26.

District 23, typical project+8.8%

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.

StoreysMedian psfFiled sales
01-05S$1,4931,058
06-10S$1,562968
11-15S$1,616666
16-20S$1,665396
21-25S$1,696343
26-30S$1,838121

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
Pending
889m
Primary schools within 1km
1
nearest 852m
Primary schools · straight-line distance
3 more between 1km and 2km
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
  • Pending889m
  • Bangkit1.2km
  • Hillview1.2km
Also nearby
  • Hawker centreBukit Panjang Hawker Centre948m
  • ParkChestnut Close Park320m
  • Preschools6 within 1kmnearest 487m
  • Other schoolsAssumption English School904m

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

3projects within 300m
$1,612–$2,125the middle half, per sq ft
$1,667median of those sales

From 60 filed sales, at most the 20 most recent per project — 3 have sold more than is counted here.

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

ProjectAwayFiledFloorSizePSF
Foresque Residences125m2026-0906-1066 sqm$1,577
Narra Residences206m2026-0901-0564 sqm$2,180
Narra Residences206m2026-0906-1060 sqm$2,279
Narra Residences206m2026-0911-1552 sqm$2,367
Narra Residences206m2026-0911-1552 sqm$2,353
Foresque Residences125m2026-0806-10115 sqm$1,628
Narra Residences206m2026-0801-0567 sqm$2,073
Narra Residences206m2026-0801-0567 sqm$2,097
Narra Residences206m2026-0801-0581 sqm$2,242
Narra Residences206m2026-0811-1552 sqm$2,340
Narra Residences206m2026-0801-0594 sqm$2,160
Narra Residences206m2026-0801-0567 sqm$2,085
Foresque Residences125m2026-0701-0566 sqm$1,534
Foresque Residences125m2026-0701-05132 sqm$1,548
Foresque Residences125m2026-0721-25115 sqm$1,639
Foresque Residences125m2026-0706-10110 sqm$1,552
Eco Sanctuary177m2026-0706-1068 sqm$1,691
Eco Sanctuary177m2026-0716-2070 sqm$1,659
Foresque Residences125m2026-0621-25239 sqm$1,088
Eco Sanctuary177m2026-0606-1068 sqm$1,612
Foresque Residences125m2026-0506-10105 sqm$1,601
Foresque Residences125m2026-0511-15118 sqm$1,628

The 22 most recent of 60 at this radius. Storey bands as published; no feed carries a unit number.

The land under Tree House

HDB put this parcel out to tender and names Tree House as what was built on it. Everything below is from that tender: the dates, the winning price, and the 12 bids that came in.

  1. Tender launched23 Jul 2009
  2. Tender closed19 Aug 200913 bids received
  3. Awarded25 Aug 2009Sunny Vista Developments Pte. Ltd. And Hong Realty (Private) Limited
  4. Winning tenderS$143,680,000at least S$3,014 per sq m of gross floor area · at least S$280 per sq ft
Parcel
Bukit Panjang S10a Chestnut Avenue
Site area
22,700 sq m
Lease
99 yrs
Plot ratio
2.1
Gross floor area
47,671 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 12, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Sunny Vista Developments Pte. Ltd. And Hong Realty (Private) LimitedS$143,680,000—
2Far East Square Pte. Ltd. 129,100,000 00 3 Sim Lian Land Pte LtdS$113,000,000S$30,680,000 · 21.4%
3First Changi Development Pte LtdS$93,380,000S$50,300,000 · 35.0%
4Centurion Re Pte LtdS$91,889,000S$51,791,000 · 36.0%
5UIC Commodities Pte Ltd And Chappelis Pte LtdS$90,008,888S$53,671,112 · 37.4%
6Ho Bee Developments Pte LtdS$87,819,000S$55,861,000 · 38.9%
7Teambuild Properties Pte LtdS$87,118,000S$56,562,000 · 39.4%
8Allgreen Properties LimitedS$86,990,000S$56,690,000 · 39.5%
9Hoi Hup Realty Pte Ltd And Sunway Developments Pte LtdS$86,600,000S$57,080,000 · 39.7%
10Boon Keng Development Pte LtdS$81,180,000S$62,500,000 · 43.5%
11JBE Development Pte LtdS$78,513,000S$65,167,000 · 45.4%
12Frasers Centrepoint LimitedS$77,000,000S$66,680,000 · 46.4%

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 25 Aug 2009 · 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 “Tree House”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,658,000
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$1,658,000

Your figures · CPF interest estimated
Sale priceS$1,658,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$38,944
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$1,236,640
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

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. 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.

Optional — but it's the single biggest thing the public data can't see.

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