Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 12 UPPER NERAM ROAD

ML Indicative Values

ML Indicative Value: $7,374,700 [ (1,897 psf * 3,857 sqft) + $58,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $6,067,200

Net Indicative Capital Gain Today: $6,009,200

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $1,307,500 (Indicative PSF of 1995)

PSF $339 (Indicative PSF of 1995)

Last Transaction SLA digital data from 1995. Earlier transactions not collected.

Property Details

Land Area3,857 sqft (Area from ura.gov.sg)

Tenure999 Yrs From 01/01/1879

Property TypeSemi-Detached House

Location

Postal Code805976

District28

Area NameBEGONIA

Planning Info

Planning AreaSerangoon

Planning RegionNorth East Region

Planning SubzoneSeletar Hills

Land Registry

Mukim NumberMK18-04825X

Balance Lease999 Years

House TypeSemi-Detached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $58,000

Planning DecisionYES

Past Sale Transactions

No transaction history found for this property.

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

1995

Start of SLA Digital Journey

House Type	Semi-Detached House
Tenure	999 Yrs From 01/01/1879
Area	3,857 sqft

30-May-1997

Planning Decision

Submission	PROPOSED ADDITION & ALTERATION TO THE EXISTING 2-STOREY SEMI-DETACHED DWELLING HOUSE
Decision Date	30-May-1997
Decision Type	Written Permission
Apply Type	Addition/Alteration to Landed Housing
Decision No	P140397-34B2-Z000

01-Sep-1997

Permits to Commence Structural Works

Date	01-Sep-1997
Description	A/A TO EXTG SEMI-D HSE LOT 4825 MK18 @ 12 UPPER NERAM RD
Cost	Less than S$10m
Builder	JIN CHERN CONSTRUCTION PTE LTD
Architect	KCL ARCHITECTS

02-Dec-1998

Planning Decision

Submission	PROPOSED RECONSTRUCTION TO EXISTING 2-STOREY SEMI-DETACHED DWELLING HOUSE TO 2-STOREY SEMI-DETACHED SEMI-DETACHED WITH AN ATTIC
Decision Date	02-Dec-1998
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P310798-14J2-Z000

01-Sep-1999

Permits to Commence Structural Works

Date	01-Sep-1999
Description	ERECTION 1U 2S WITH ATTIC SEMI-D HSE LOT 4825 AND 13240 MK18 @ 12 UPPER NERAM ROAD
Cost	Less than S$10m
Builder	TAG BUILDERS PTE LTD
Architect	KMT ARCHITECTS

27-Jan-2000

Planning Decision

Submission	PROPOSED ERECTION OF A 2-STOREY SEMI-DETACHED DWELLING HOUSE WITH AN ATTIC
Decision Date	27-Jan-2000
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P200599-19I4-Z000

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Semi-Detached House Tenure: 999 Yrs From 01/01/1879 Latest Contract Date: No Transaction Since 1995 Area: 3,857 Sqft	$1,307,523	$339
Price Index	$1,897	$1,897
House Adjustment	0	$1,897
BCA Cost	$58,000
ML Indicative Valuation	$7,374,700
Gross Indicative Capital Gain Today	$6,067,177

Nearby MRT / Train Stations

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Predictive Vacancy for 2026
#	School Name	Area	Address	Distance	2C	2C (%)	Registration(2C)	2CS	2CS (%)	Registration(2CS)	Phase 3
1	Fernvale Primary School	Seng Kang	1 Fernvale Lane, S797701	1.0km	148	100.0%	85	Not Applicable	Not Applicable	Not Applicable	36
2	Sengkang Green Primary School	Seng Kang	15 Fernvale Road, S797636	1.2km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
3	Rosyth School	Serangoon	21 Serangoon North Avenue 4, S555855	1.9km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
4	Fern Green Primary School	Seng Kang	70 Fernvale Link, S797538	2.0km	Not Applicable	Not Applicable	Not Applicable	56	100.0%	40	44
5	Hougang Primary School	Hougang	1 Hougang St 93, S534238	2.0km	Not Applicable	Not Applicable	Not Applicable	9	41.0%	22	0

Legal Requisition for this house

Legal Requisition

No file found.

Road Line Plan

No file found.

Drainage Plan

No file found.

Railway Protection Plan

No file found.

Sewerage Information Plan

No file found.

Water Service Plan

No file found.

Legal Requisition Along the street

No properties found on this street.

Machine Learning Valuation Price

Street ML Valuations Map

ML = Machine Learning Valuation

Street Transactions & Valuations

Address	Sqft	Purchased Price	Transaction Date	Valuation Price	Planning Decisions/BCA	BCA Cost	View
18 UPPER NERAM ROAD	3,942	$8,880,000 ($2,253 Psf)	28-Sep-2026	$8,898,522 ($1,991 Psf)	Yes / Modification After Sale	1,050,000	View
29 UPPER NERAM ROAD	4,167	$6,488,888 ($1,557 Psf)	29-May-2026	$8,392,620 ($1,860 Psf)	Yes / Modification After Sale	642,000	View
21 UPPER NERAM ROAD	3,665	$5,230,000 ($1,427 Psf)	22-May-2026	$6,391,760 ($1,744 Psf)	N.A / N.A	0	View
7 UPPER NERAM ROAD	3,845	$5,600,000 ($1,456 Psf)	18-Oct-2024	$6,936,240 ($1,592 Psf)	Yes / Modification Before Sale	815,000	View
22 UPPER NERAM ROAD	4,091	$5,080,000 ($1,242 Psf)	04-Sep-2024	$5,841,948 ($1,428 Psf)	N.A / N.A	0	View
1 UPPER NERAM ROAD	4,187	$5,328,000 ($1,273 Psf)	20-Feb-2023	$7,586,844 ($1,812 Psf)	Yes / Modification Before Sale	0	View
27 UPPER NERAM ROAD	3,965	$5,300,000 ($1,337 Psf)	22-Aug-2022	$7,767,540 ($1,956 Psf)	Yes / Modification Before Sale	12,000	View
10 UPPER NERAM ROAD	4,004	$5,300,000 ($1,324 Psf)	05-Mar-2021	$8,235,228 ($1,807 Psf)	Yes / Modification After Sale	1,000,000	View
25 UPPER NERAM ROAD	3,672	$4,180,000 ($1,138 Psf)	09-Mar-2018	$7,494,512 ($1,971 Psf)	Yes / Modification Before Sale	257,000	View
17 UPPER NERAM ROAD	3,721	$3,400,000 ($914 Psf)	01-Jul-2013	$8,085,809 ($1,929 Psf)	Yes / Modification After Sale	908,000	View
36 UPPER NERAM ROAD	4,083	$3,800,000 ($931 Psf)	18-Mar-2013	$8,684,811 ($1,817 Psf)	Yes / Modification After Sale	1,266,000	View
30 UPPER NERAM ROAD	4,071	$3,000,000 ($737 Psf)	21-Apr-2011	$7,246,380 ($1,780 Psf)	N.A / N.A	0	View
28 UPPER NERAM ROAD	3,937	$2,300,000 ($584 Psf)	05-Jul-2007	$7,531,670 ($1,910 Psf)	Yes / Modification After Sale	12,000	View
9 UPPER NERAM ROAD	3,814	$1,460,000 ($383 Psf)	15-Aug-2002	$6,617,290 ($1,735 Psf)	N.A / N.A	0	View
23 UPPER NERAM ROAD	3,633	$1,100,000 ($303 Psf)	28-Mar-2002	$6,397,713 ($1,761 Psf)	N.A / N.A	0	View
20 UPPER NERAM ROAD	3,957	$1,530,000 ($387 Psf)	12-Sep-2001	$7,055,782 ($1,726 Psf)	N.A / Modification After Sale	226,000	View
19 UPPER NERAM ROAD	3,690	$1,520,000 ($412 Psf)	01-Oct-2000	$6,416,910 ($1,739 Psf)	N.A / N.A	0	View
16 UPPER NERAM ROAD	3,884	$1,800,000 ($463 Psf)	01-Apr-2000	$6,738,740 ($1,735 Psf)	N.A / N.A	0	View
11 UPPER NERAM ROAD	3,786	$1,400,000 ($370 Psf)	27-Apr-1998	$6,580,068 ($1,738 Psf)	N.A / N.A	0	View
12 UPPER NERAM ROAD	3,857	$1,307,523 ($339 Psf)	No Tran Since 1995	$7,374,729 ($1,897 Psf)	Yes / Modification After Sale	58,000	View
14 UPPER NERAM ROAD	3,848	$1,304,472 ($339 Psf)	No Tran Since 1995	$8,053,656 ($1,897 Psf)	Yes / Modification After Sale	754,000	View
15 UPPER NERAM ROAD	3,753	$1,272,267 ($339 Psf)	No Tran Since 1995	$7,343,290 ($1,930 Psf)	Yes / Modification After Sale	100,000	View
2 UPPER NERAM ROAD	3,964	$1,343,796 ($339 Psf)	No Tran Since 1995	$6,881,504 ($1,736 Psf)	N.A / N.A	0	View
24 UPPER NERAM ROAD	4,061	$1,376,679 ($339 Psf)	No Tran Since 1995	$7,228,580 ($1,780 Psf)	N.A / N.A	0	View
26 UPPER NERAM ROAD	4,142	$1,404,138 ($339 Psf)	No Tran Since 1995	$7,530,156 ($1,818 Psf)	Yes / Modification After Sale	0	View
3 UPPER NERAM ROAD	3,911	$1,325,829 ($339 Psf)	No Tran Since 1995	$6,785,585 ($1,735 Psf)	N.A / N.A	0	View
32 UPPER NERAM ROAD	3,521	$1,193,619 ($339 Psf)	No Tran Since 1995	$6,270,901 ($1,781 Psf)	N.A / N.A	0	View
34 UPPER NERAM ROAD	3,457	$1,171,923 ($339 Psf)	No Tran Since 1995	$6,188,030 ($1,790 Psf)	N.A / N.A	0	View
4 UPPER NERAM ROAD	3,714	$1,259,046 ($339 Psf)	No Tran Since 1995	$6,458,646 ($1,739 Psf)	N.A / N.A	0	View
5 UPPER NERAM ROAD	3,879	$1,314,981 ($339 Psf)	No Tran Since 1995	$6,730,065 ($1,735 Psf)	N.A / N.A	0	View
6 UPPER NERAM ROAD	3,645	$1,235,655 ($339 Psf)	No Tran Since 1995	$7,012,980 ($1,924 Psf)	Yes / Modification After Sale	0	View
8 UPPER NERAM ROAD	3,368	$1,141,752 ($339 Psf)	No Tran Since 1995	$6,133,128 ($1,821 Psf)	N.A / N.A	0	View

Showing 1–10 of 32 entries

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