Sun Court sale price guide

Sun Court needs a careful read

Sun Court has one sale transaction in the current project file and no rental contracts. The recorded sale is $492,633 at about $274 psf, with the sale month shown as Aug 2024. That is useful information, but it is not enough to price the whole project with confidence.

This is the kind of page where the caution is part of the value. A thin project page can still answer a search query, but it should not pretend to be a full valuation. The right move is to use the record as a clue, then verify the unit details and compare nearby projects.

What to make of this

This buyer read is a first filter, not a valuation report. The main anchors here are recorded sale $492,633 (1 sale) and district D21 (Upper Bukit Timah, Clementi Park, Ulu Pandan). The useful question is whether total price, PSF, tenure and recent project evidence are all telling the same story.

Sun Court in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan / Project is the first row I would open, with median rent No rent records and median sale $492,633. Use that first comparison to choose the project, district, HDB or calculator page that answers the decision in front of you.

What I would check next

I would open the closest project, district or HDB page next, then compare the headline number against the transaction rows. The closer the comparable, the more useful the read.

If the page gives you a ranking, treat it as a shortlist. The decision still needs project-level or street-level evidence before the number carries much weight.

What the one sale says

The sale record sits in the 01 to 05 floor band and is marked as resale. The project tenure is recorded as Freehold. On paper, freehold tenure is an important buyer signal, but one transaction does not establish a reliable freehold price curve.

The D21 district median sale price is around $1,960,000, with district median PSF around $2,096 psf. Sun Court's recorded PSF is far below that broad district number, so the buyer should slow down and understand what exactly changed hands before treating the number as a bargain.

Why the PSF looks unusual

A very low PSF can happen for reasons that are not obvious from a summary page: unit size, property structure, share value, legacy layouts, transaction conditions or data classification. The summary does not tell you all of that. It tells you enough to know that the next step should be verification, not excitement.

If a listing or agent uses one low PSF record as the anchor, ask whether the unit is truly comparable. Same project is a good start, but it is not always enough. The closer comparison should also match unit type, area, tenure, condition and transaction context.

Beauty World location context

Sun Court is at 21 Lorong Kilat Sun Court Singapore 598123. The nearest station is Beauty World MRT (0.29km), with Beauty World MRT (0.30km) also nearby. That puts the project in the Beauty World and Upper Bukit Timah conversation, where daily convenience can matter a lot to buyers.

Nearby school entries include Pei Hwa Presbyterian Primary School (0.45km), Bukit Timah Primary School (0.81km) and Keming Primary School (1.93km). Pei Hwa Presbyterian Primary appears close in the enrichment file, which is likely one reason buyers search this pocket carefully. School eligibility still needs official checking.

The nearby parks and connectors list includes Bukit Timah Park Connector (0.74km) and Hillview Park Connector (2.09km). For owner-occupiers, that kind of daily setting can be part of the decision even when the transaction sample is thin.

How a buyer should use this page

Use the Sun Court page as the start of a question. The question is not whether the single transaction is good or bad. The question is whether the exact unit you are considering has enough support from this sale, nearby project sales and district evidence.

If the asking price is near $492,633, the buyer should check whether the unit is comparable to the recorded transaction. If the asking price is far higher, the buyer needs a nearby comparable set that explains the gap.

Build the comparable set slowly

Sun Court sits in D21, but a D21 median is too broad for pricing one small freehold project. Start with the project record, then compare nearby Beauty World and Upper Bukit Timah transactions with similar tenure and unit size. If the nearby projects are newer, larger or very different in layout, mark that difference instead of forcing the numbers to match.

A good comparable set should answer three questions. Did buyers pay a similar total price? Did they pay a similar PSF? Were the homes similar enough that the comparison is fair? If one of those answers is weak, treat the comparable as background rather than proof.

Why a thin page still belongs on the site

Some smaller projects will never have the same transaction depth as a large condominium. Removing them would make the site cleaner on paper but less useful for the person who is actually searching that address. Sun Court is a good example. A buyer may only need one page that says what is known, what is missing and what to compare next.

The page should not manufacture certainty. It should make the uncertainty obvious. That is better than pretending every project has a neat trend line. For a small project, the honest answer is often a careful checklist, not a confident chart.

How a seller should use this page

A seller should be careful about anchoring the asking price to one transaction. If the sale is not comparable, buyers will notice. A stronger listing story would explain the unit, tenure, condition, location and nearby sale evidence in plain terms.

Thin data does not mean a seller has no case. It means the case needs more backup. Nearby projects, land or strata characteristics, renovation quality and buyer demand around Beauty World may all matter, but the argument needs to be specific.

What renters can and cannot learn

The current project file has no rental contracts for Sun Court. A tenant cannot use this page to decide whether an asking rent is fair. They should use nearby Upper Bukit Timah rental projects and the D21 district page instead.

If a rental listing appears for Sun Court, the fair-rent check should start from nearby projects with similar size and location. Beauty World access is useful, but transport convenience still needs to be priced against recorded rent elsewhere.

What to compare next

Start with the D21 district page, then open nearby projects around Beauty World, King Albert Park and Upper Bukit Timah. The goal is to build a comparison set that has more than one transaction.

After that, use the stamp duty and mortgage calculators only when the price range feels supported. A calculator cannot fix a weak comparable. It can only tell you whether a price you already trust is financially comfortable.

The practical read

Sun Court is interesting because the location is easy to understand but the data is thin. That combination is common for smaller projects. Search demand can be high even when the transaction file is quiet.

The useful answer is simple: read the page, keep the caveat visible, and do not let one sale do all the work. If the unit matters to you, build the comparison slowly and verify the details before making an offer.