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District 21 · Singapore

Pandan Valley

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 2,020 sq ft home in Pandan Valley

Comparable sales
Comparable-sale benchmarkS$3,180,000

S$3,015,000 – S$3,390,000

Middle 50% of recorded prices
11 comparable sales over 24 months

Recent comparable sale is S$80,000 lower than the benchmark.

2.5%below the benchmark
Recent comparable saleS$3,100,000
Comparable medianS$3,180,000
S$0S$5,000,000
Below range Within range Above range

Recorded sale from 2026-05. Add an asking price above to compare a home you are considering. The amber band covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,537
Comparable sales
11Past 24 months
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
Freehold

Price performance over time

Annual resale prices per sq ft for the selected size band

2021-09–2026-07
Pandan Valley annual median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 1,2601,3691,4771,5861,695 2022: S$1,428 / sq ft; 6 sales2024: S$1,523 / sq ft; 5 sales 202120242026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View annual figures
PeriodSalesMedian / sq ftMiddle 50%
20211Insufficient sales—
20226S$1,428S$1,402–1,444
20232Insufficient sales—
20245S$1,523S$1,400–1,541
20254Insufficient sales—
20263Insufficient sales—

Price versus other developments

District 21 · Freehold

Pandan ValleyS$1,537

11 sales · This development

Clementi ParkS$1,542

10 sales

Maple WoodsS$2,272

5 sales

Median resale PSF over 24 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 21 transactions

LowerHigher22 / 100

Price percentile

12.4% below the district 21 median of S$1,755 / sq ft.

Based on 41 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 21 resale prices for similar-sized homes

41 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$528–754 / sq ft: 2 salesS$754–981 / sq ft: 0 salesS$981–1,208 / sq ft: 1 salesS$1,208–1,434 / sq ft: 2 salesS$1,434–1,661 / sq ft: 11 salesS$1,661–1,887 / sq ft: 9 salesS$1,887–2,114 / sq ft: 5 salesS$2,114–2,341 / sq ft: 7 salesS$2,341–2,567 / sq ft: 2 salesS$2,567–2,794 / sq ft: 2 salesS$528S$2,794 / sq ft
Pandan Valley: S$1,537 / sq ftMarket median: S$1,755 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 24-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$528–7542
S$754–9810
S$981–1,2081
S$1,208–1,4342
S$1,434–1,66111
S$1,661–1,8879
S$1,887–2,1145
S$2,114–2,3417
S$2,341–2,5672
S$2,567–2,7942

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 1 sales (8.3%)1,200–1,799 sq ft: 5 sales (41.7%)1,800 sq ft and above: 6 sales (50.0%)12recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
18.3%
1,200–1,799 sq ft
541.7%
1,800 sq ft and above
650.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

1,717–2,323 sq ft · Past 24 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-052024 sq ft1–5S$3,100,000S$1,532
2026-042088 sq ft6–10S$3,500,000S$1,676
2026-011755 sq ft11–15S$2,910,000S$1,659
2025-122024 sq ft1–5S$2,930,000S$1,448
2025-042239 sq ft16–20S$3,600,000S$1,608
2025-042088 sq ft11–15S$3,210,000S$1,537
2025-032174 sq ft11–15S$3,330,000S$1,532
2024-121755 sq ft6–10S$2,780,000S$1,584

Up to eight recent matching sales shown; the recent comparison contains 11 matching sales in this window. The history chart also includes older matching sales. View all 79 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Pandan Valley 79 · All published history

Resale price history

2021-09–2026-07 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2025-04Pandan ValleyCondominium155 m²6–10S$2,800,000S$1,678
2025-03Pandan ValleyCondominium202 m²11–15S$3,330,000S$1,532
2025-02Pandan ValleyCondominium124 m²6–10S$2,200,000S$1,648
2024-12Pandan ValleyCondominium194 m²11–15S$3,180,000S$1,523
2024-12Pandan ValleyCondominium206 m²1–5S$3,103,800S$1,400
2024-12Pandan ValleyCondominium163 m²6–10S$2,780,000S$1,584
2024-12Pandan ValleyCondominium124 m²1–5S$2,210,000S$1,656
2024-11Pandan ValleyCondominium555 m²16–20S$5,200,000S$870
2024-11Pandan ValleyCondominium208 m²11–15S$3,450,000S$1,541
2024-11Pandan ValleyCondominium157 m²6–10S$2,980,000S$1,763
2024-10Pandan ValleyCondominium248 m²11–15S$3,865,000S$1,448
2024-10Pandan ValleyCondominium219 m²11–15S$3,430,000S$1,455
2024-08Pandan ValleyCondominium277 m²6–10S$4,080,000S$1,368
2024-08Pandan ValleyCondominium268 m²16–20S$3,920,000S$1,359
2024-08Pandan ValleyCondominium153 m²11–15S$2,800,000S$1,700
2024-07Pandan ValleyCondominium124 m²6–10S$2,250,000S$1,686
2024-05Pandan ValleyCondominium248 m²11–15S$3,710,000S$1,390
2024-05Pandan ValleyCondominium208 m²16–20S$2,880,000S$1,286
2024-05Pandan ValleyCondominium155 m²16–20S$2,850,000S$1,708
2024-04Pandan ValleyCondominium555 m²16–20S$5,400,000S$904

Explore the neighbourhood

What’s around Pandan Valley — before you book a viewing.

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URA project coordinates. The pin marks the development reference point. Get directions.

MRT stations

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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