Twin Fountains

112 filed transactions · District 25 · OCR

Median, per square foot
1,212 psf
Observed range
S$791 — S$1,420 psf112 filed transactions · 52% low to highS$1,375k median filed price
▲ 3.2% 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

Apr '24 · S$1,285kJul '26 · S$1,620k

The transactions behind those figures

20 of 112 · filed, nothing modelled

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

112 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$1,620,000$1344 psf
130 sqm · floor 06-10Executive Condominium · Resale · 2026-06
S$1,900,000$1358 psf
102 sqm · floor 11-15Executive Condominium · Resale · 2026-06
S$1,468,888$1338 psf
96 sqm · floor 06-10Executive Condominium · Resale · 2026-06
S$1,380,000$1335 psf
107 sqm · floor 06-10Executive Condominium · Resale · 2026-06
S$1,528,000$1327 psf
102 sqm · floor 11-15Executive Condominium · Resale · 2026-06
S$1,558,888$1420 psf
102 sqm · floor 01-05Executive Condominium · Resale · 2026-04
S$1,438,888$1311 psf
107 sqm · floor 11-15Executive Condominium · Resale · 2026-04
S$1,520,000$1320 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

© 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—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 25, not here.

District 25, typical project+8.6%

Middle of 1 projects in District 25 that clear the bar — half fall between +8.6% and +8.6%. None came out negative in this set.

Every band in District 25, 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$1,112385
06-10S$1,114389
11-15S$1,062236

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
Woodlands South
752m
Primary schools within 1km
1
nearest 523m
Primary schools · straight-line distance
9 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
  • Woodlands South752m
  • Admiralty1.0km
  • Woodlands1.3km
Also nearby
  • Hawker centreKampung Admiralty Hawker Centre958m
  • ParkWoodlands Healing Garden1.1km
  • Preschools6 within 1kmnearest 189m
  • Other schoolsWoodgrove Secondary School559m

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
$1,069–$1,333the middle half, per sq ft
$1,239median 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
Forestville189m2026-0901-05128 sqm$1,234
La Casa247m2026-0906-1091 sqm$1,060
La Casa247m2026-0906-10111 sqm$1,063
Forestville189m2026-0806-1099 sqm$1,239
Forestville189m2026-0801-05111 sqm$1,381
La Casa247m2026-0811-15109 sqm$1,108
Forestville189m2026-0711-15130 sqm$1,314
Bellewoods205m2026-0706-1099 sqm$1,323
Bellewoods205m2026-0701-05116 sqm$1,410
Bellewoods205m2026-0706-1073 sqm$1,395
La Casa247m2026-0711-15117 sqm$1,104
La Casa247m2026-0706-1091 sqm$1,058
Forestville189m2026-0506-1096 sqm$1,248
Forestville189m2026-0401-05144 sqm$1,119
Forestville189m2026-0401-05101 sqm$1,177
Forestville189m2026-0401-05160 sqm$1,150
Forestville189m2026-0311-15112 sqm$1,319
Forestville189m2026-0306-10120 sqm$1,266
Forestville189m2026-0311-15116 sqm$1,241
Forestville189m2026-0306-10139 sqm$1,349

The 20 most recent of 60 at this radius. Storey bands as published; no feed carries a unit number.

The land under Twin Fountains

HDB put this parcel out to tender and names Twin Fountains as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.

  1. Tender launched23 Aug 2012
  2. Tender closed9 Oct 20125 bids received
  3. Awarded16 Oct 2012Opal Star Pte. Ltd. & Binjai Holdings Pte. Ltd.
  4. Winning tenderS$150,180,000S$3,250 per sq m of gross floor area · S$302 per sq ft
Parcel
Woodlands E5 Woodlands Avenue 6 / Woodlands Drive 16
Site area
16,505 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
46,215 sq m
Sold as
EC
Every bid — all 5, 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
1Opal Star Pte. Ltd. & Binjai Holdings Pte. Ltd.S$150,180,000—
2Far East Civil Engineering (Pte.) Limited & China Construction (South Pacific) Development Co Pte LtdS$147,777,000S$2,403,000 · 1.6%
3Mezzo Development Pte LtdS$138,000,000S$12,180,000 · 8.1%
4Verspring Properties Pte. Ltd.S$134,700,000S$15,480,000 · 10.3%
5CEL Property Pte LtdS$124,399,000S$25,781,000 · 17.2%

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 16 Oct 2012 · 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 “Twin Fountains”. 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$1,375,000
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$1,375,000

Your figures · CPF interest estimated
Sale priceS$1,375,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$32,775
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$959,809
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.

What are you weighing up?
Rough timing
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