Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 38 SIAN TUAN AVENUE

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ML Indicative Values

ML Indicative Value: $14,307,900 [ (2,325 psf * 5,932 sqft) + $516,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $3,919,900

Net Indicative Capital Gain Today: $3,403,900

Asking Price

$16,800,000

Asking PSF: $2,832

Listing TypeSingle-Agent Listing

Posted Times21 time(s)

First Posted17-Oct-2025

Last Posted14-Jul-2026

Agent Ian Chan (R050370G)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

11 months 25 days · Based on first posted date

View Listing Details

Probable Settlement Price

$15,553,950

Transaction Info

Transaction Amount $10,388,000

PSF $1,751

Last Transaction 05-Oct-2012

Property Details

Land Area5,932 sqft (Area from ura.gov.sg)

Tenure999 Yrs From 07/05/1879

Property TypeDetached House

Location

Postal Code588312

District21

Area NameSIAN TUAN INTERIM

Planning Info

Planning AreaBukit Timah

Planning RegionCentral Region

Planning SubzoneSwiss Club

Land Registry

Mukim NumberMK16-00501A

Balance Lease999 Years

House TypeDetached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $516,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	01-Jun-1999	$2,680,000	$452	5,932	Resale	Detached House	URA
2	05-Oct-2012	$10,388,000	$1,751	5,932	Resale	Detached House	URA

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

1995

Start of SLA Digital Journey

House Type	Detached House
Tenure	999 Yrs From 07/05/1879
Area	5,932 sqft

01-Jun-1999

Resale

Purchased Price	$2,680,000
PSF	$452
Area	5,932 sqft

02-Dec-1999

Planning Decision

Submission	PROPOSED ERECTION OF 2 STOREY DETACHED DWELLING HOUSE WITH A BASEMENT AND AN ATTIC
Decision Date	02-Dec-1999
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P180899-20G2-Z000

01-Mar-2000

Permits to Commence Structural Works

Date	01-Mar-2000
Description	ERECT 2S DETACHED HSE WT BASEMENT & ATTIC ON LOT 501 MK6 @ 38 SIAN TUAN AVE
Cost	Less than S$10m
Builder	ALVIN CONSTRUCTION PTE LTD
Architect	R G ARCHITECTS

05-Oct-2012

Resale

Purchased Price	$10,388,000
PSF	$1,751
Area	5,932 sqft

01-May-2013

Permits to Commence Structural Works

Date	01-May-2013
Description	A/A OF NEW ATTIC TO EXTG 2-STY DETACHED HSE WITH ATTIC & BASEMT ON LOT 501A MK16 @ 38 SIAN TUAN AVE
Cost	Less than S$10m
Builder	ARKI-TECH INTERNATIONAL PTE LTD
Architect	ATI ARCHITECTS PTE LTD

14-Jun-2013

Planning Decision

Submission	PROPOSED ADDITIONS AND ALTERATIONS TO EXISTING 2-STOREY DETACHED DWELLING HOUSE WITH BASEMENT AND AN ATTIC
Decision Date	14-Jun-2013
Decision Type	Written Permission
Apply Type	Addition/Alteration to Landed Housing
Decision No	P050213-21Z2-Z000

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Detached House Tenure: 999 Yrs From 07/05/1879 Latest Contract Date: 05-Oct-2012 Area: 5,932 Sqft	$10,388,000	$1,751
Price Index	$2,325	$2,325
House Adjustment	0	$2,325
BCA Cost	$516,000
ML Indicative Valuation	$14,307,900
Gross Indicative Capital Gain Today	$3,919,900

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	Methodist Girls' School (Primary)	Bukit Timah	11 Blackmore Drive, S599986	848m	45	71.0%	63	Not Applicable	Not Applicable	Not Applicable	0
2	Pei Hwa Presbyterian Primary School	Bukit Timah	7 Pei Wah Avenue, S597610	1.1km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	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
65 SIAN TUAN AVENUE	4,720	$10,930,000 ($2,316 Psf)	11-Sep-2026	$11,610,800 ($2,390 Psf)	Yes / Modification After Sale	330,000	View
17 SIAN TUAN AVENUE	4,985	$11,600,000 ($2,327 Psf)	25-Mar-2026	$13,165,390 ($2,574 Psf)	Yes / Modification Before Sale	334,000	View
72 SIAN TUAN AVENUE	3,123	$10,280,000 ($3,292 Psf)	11-Nov-2025	$10,290,285 ($3,295 Psf)	N.A / N.A	0	View
72 SIAN TUAN AVENUE	3,123	$10,280,000 ($3,292 Psf)	11-Nov-2025	$13,182,603 ($3,490 Psf)	Yes / Modification After Sale	2,283,333	View
36 SIAN TUAN AVENUE	5,703	$11,800,000 ($2,069 Psf)	19-Aug-2025	$12,643,551 ($2,217 Psf)	N.A / N.A	0	View
3 SIAN TUAN AVENUE	1,906	$5,550,000 ($2,912 Psf)	14-Aug-2025	$6,343,234 ($3,189 Psf)	Yes / Modification Before Sale	265,000	View
26 SIAN TUAN AVENUE	4,334	$9,800,000 ($2,261 Psf)	26-Mar-2025	$10,648,280 ($2,420 Psf)	Yes / Modification Before Sale	160,000	View
28 SIAN TUAN AVENUE	4,565	$9,380,000 ($2,055 Psf)	22-Jan-2025	$13,500,510 ($2,454 Psf)	Yes / Modification After Sale	2,298,000	View
25 SIAN TUAN AVENUE	4,720	$11,100,000 ($2,352 Psf)	10-Sep-2024	$12,937,440 ($2,627 Psf)	Yes / Modification Before Sale	538,000	View
50 SIAN TUAN AVENUE	4,587	$10,000,000 ($2,180 Psf)	07-Jul-2023	$12,735,408 ($2,384 Psf)	Yes / Modification After Sale	1,800,000	View
63 SIAN TUAN AVENUE	4,720	$9,200,000 ($1,949 Psf)	22-Mar-2023	$15,280,480 ($2,384 Psf)	Yes / Modification After Sale	4,028,000	View
7A SIAN TUAN AVENUE	3,285	$9,200,000 ($2,801 Psf)	28-Feb-2022	$10,850,355 ($3,303 Psf)	Yes / Modification Before Sale	0	View
30 SIAN TUAN AVENUE	4,794	$8,680,000 ($1,811 Psf)	03-Nov-2021	$15,713,014 ($2,631 Psf)	Yes / Modification After Sale	3,100,000	View
12 SIAN TUAN AVENUE	3,154	$6,000,000 ($1,902 Psf)	19-Aug-2021	$10,973,376 ($2,944 Psf)	Yes / Modification After Sale	1,688,000	View
68 SIAN TUAN AVENUE	11,615	$15,880,000 ($1,367 Psf)	26-Mar-2021	$27,964,098 ($2,211 Psf)	Yes / Modification After Sale	2,283,333	View
55 SIAN TUAN AVENUE	4,714	$7,500,000 ($1,591 Psf)	29-Jan-2021	$12,548,678 ($2,627 Psf)	Yes / Modification Before Sale	165,000	View
2A SIAN TUAN AVENUE	3,400	$6,800,000 ($2,000 Psf)	06-Oct-2020	$9,560,600 ($2,714 Psf)	Yes / Modification Before Sale	333,000	View
12A SIAN TUAN AVENUE	3,155	$4,588,888 ($1,454 Psf)	21-Aug-2020	$10,513,560 ($2,952 Psf)	Yes / Modification After Sale	1,200,000	View
20 SIAN TUAN AVENUE	4,044	$7,380,000 ($1,825 Psf)	26-Sep-2019	$10,642,875 ($2,485 Psf)	Yes / Modification After Sale	593,535	View
56 SIAN TUAN AVENUE	4,418	$9,100,000 ($2,060 Psf)	15-Nov-2018	$12,789,748 ($2,686 Psf)	Yes / Modification Before Sale	923,000	View
58 SIAN TUAN AVENUE	4,583	$9,000,000 ($1,964 Psf)	12-Jan-2018	$12,983,792 ($2,624 Psf)	Yes / Modification Before Sale	958,000	View
7 SIAN TUAN AVENUE	3,430	$7,250,000 ($2,114 Psf)	05-Jan-2018	$21,767,860 ($2,702 Psf)	Yes / Modification Before Sale	12,500,000	View
61 SIAN TUAN AVENUE	4,720	$5,830,000 ($1,235 Psf)	25-May-2017	$13,952,480 ($2,384 Psf)	Yes / Modification After Sale	2,700,000	View
57 SIAN TUAN AVENUE	4,710	$6,990,000 ($1,484 Psf)	11-May-2017	$12,510,170 ($2,627 Psf)	Yes / Modification Before Sale	137,000	View
43 SIAN TUAN AVENUE	4,695	$6,500,000 ($1,384 Psf)	18-Jan-2016	$12,798,765 ($2,627 Psf)	Yes / Modification After Sale	465,000	View
19 SIAN TUAN AVENUE	4,925	$8,000,000 ($1,624 Psf)	23-Jan-2014	$13,538,875 ($2,575 Psf)	Yes / Modification After Sale	857,000	View
38 SIAN TUAN AVENUE	5,932	$10,388,000 ($1,751 Psf)	05-Oct-2012	$14,307,900 ($2,325 Psf)	Yes / Modification After Sale	516,000	View
21 SIAN TUAN AVENUE	4,718	$6,980,000 ($1,479 Psf)	17-Sep-2012	$12,398,712 ($2,384 Psf)	Yes / Modification After Sale	1,151,000	View
18 SIAN TUAN AVENUE	3,826	$6,188,888 ($1,618 Psf)	06-Dec-2011	$9,553,522 ($2,497 Psf)	N.A / N.A	0	View
69 SIAN TUAN AVENUE	4,720	$4,870,000 ($1,032 Psf)	11-Aug-2010	$11,568,720 ($2,451 Psf)	N.A / N.A	0	View
67 SIAN TUAN AVENUE	4,720	$5,300,000 ($1,123 Psf)	18-Jun-2010	$11,568,720 ($2,451 Psf)	N.A / N.A	0	View
2 SIAN TUAN AVENUE	3,298	$2,700,000 ($819 Psf)	12-Jan-2010	$9,557,540 ($2,730 Psf)	Yes / Modification After Sale	554,000	View
9 SIAN TUAN AVENUE	6,077	$6,680,000 ($1,099 Psf)	21-Dec-2009	$17,380,412 ($2,356 Psf)	Yes / Modification After Sale	3,063,000	View
41 SIAN TUAN AVENUE	4,692	$4,000,088 ($853 Psf)	03-Jul-2009	$11,513,728 ($2,384 Psf)	Yes / Modification After Sale	328,000	View
46 SIAN TUAN AVENUE	5,324	$3,990,000 ($749 Psf)	16-Dec-2008	$18,688,228 ($2,547 Psf)	Yes / Modification After Sale	5,128,000	View
49 SIAN TUAN AVENUE	4,704	$4,600,000 ($978 Psf)	08-Sep-2008	$12,573,408 ($2,627 Psf)	Yes / Modification Before Sale	216,000	View
60 SIAN TUAN AVENUE	4,746	$5,400,000 ($1,138 Psf)	05-May-2008	$11,912,464 ($2,384 Psf)	Yes / Modification Before Sale	598,000	View
1 SIAN TUAN AVENUE	2,773	$1,950,000 ($703 Psf)	24-Sep-2007	$8,643,221 ($2,977 Psf)	Yes / Modification After Sale	388,000	View
14 SIAN TUAN AVENUE	3,156	$2,200,000 ($697 Psf)	15-Jun-2007	$9,316,512 ($2,952 Psf)	Yes / Modification Before Sale	0	View
6 SIAN TUAN AVENUE	5,928	$3,380,000 ($570 Psf)	30-Mar-2007	$14,114,648 ($2,241 Psf)	Yes / Modification After Sale	830,000	View
42 SIAN TUAN AVENUE	6,081	$3,300,000 ($543 Psf)	29-Nov-2006	$13,074,150 ($2,150 Psf)	Yes / Modification After Sale	0	View
16 SIAN TUAN AVENUE	11,167	$5,600,000 ($501 Psf)	23-Nov-2006	$25,517,074 ($2,222 Psf)	Yes / Modification After Sale	704,000	View
52 SIAN TUAN AVENUE	4,242	$3,850,000 ($908 Psf)	17-Oct-2006	$10,664,370 ($2,485 Psf)	Yes / Modification Before Sale	123,000	View
34 SIAN TUAN AVENUE	5,231	$2,900,000 ($554 Psf)	24-Jul-2006	$14,023,898 ($2,558 Psf)	Yes / Modification After Sale	643,000	View
37 SIAN TUAN AVENUE	4,686	$3,850,000 ($822 Psf)	24-Mar-2006	$12,765,122 ($2,627 Psf)	Yes / Modification Before Sale	455,000	View
29 SIAN TUAN AVENUE	4,711	$3,200,000 ($679 Psf)	20-Jul-2005	$12,512,797 ($2,627 Psf)	Yes / Modification Before Sale	137,000	View
59 SIAN TUAN AVENUE	4,720	$1,950,000 ($413 Psf)	03-Apr-2003	$11,894,480 ($2,384 Psf)	Yes / Modification After Sale	642,000	View
71 SIAN TUAN AVENUE	9,440	$5,280,000 ($559 Psf)	08-Feb-2000	$21,400,320 ($2,153 Psf)	Yes / Modification After Sale	1,076,000	View
22 SIAN TUAN AVENUE	4,123	$2,030,000 ($492 Psf)	06-Jul-1999	$10,246,088 ($2,456 Psf)	N.A / Modification After Sale	120,000	View
33 SIAN TUAN AVENUE	4,698	$3,000,000 ($639 Psf)	13-May-1997	$11,514,798 ($2,451 Psf)	N.A / N.A	0	View
54 SIAN TUAN AVENUE	4,255	$2,580,000 ($606 Psf)	11-Feb-1997	$10,573,710 ($2,442 Psf)	Yes / Modification After Sale	183,000	View
35 SIAN TUAN AVENUE	4,693	$2,800,000 ($597 Psf)	21-Nov-1996	$12,464,511 ($2,627 Psf)	Yes / Modification After Sale	136,000	View
45 SIAN TUAN AVENUE	4,698	$2,930,000 ($624 Psf)	13-Aug-1996	$12,477,646 ($2,627 Psf)	Yes / Modification After Sale	136,000	View
51 SIAN TUAN AVENUE	4,707	$3,850,000 ($818 Psf)	01-Dec-1995	$12,365,289 ($2,627 Psf)	Yes / Modification Before Sale	0	View
10 SIAN TUAN AVENUE	3,151	$2,044,999 ($649 Psf)	No Tran Since 1995	$8,781,837 ($2,787 Psf)	N.A / N.A	0	View
10A SIAN TUAN AVENUE	3,152	$2,045,648 ($649 Psf)	No Tran Since 1995	$10,779,488 ($2,944 Psf)	Yes / Modification After Sale	1,500,000	View
11 SIAN TUAN AVENUE	5,657	$3,671,393 ($649 Psf)	No Tran Since 1995	$13,078,994 ($2,242 Psf)	Yes / Modification After Sale	396,000	View
13 SIAN TUAN AVENUE	6,064	$3,935,536 ($649 Psf)	No Tran Since 1995	$13,571,232 ($2,238 Psf)	N.A / N.A	0	View
14A SIAN TUAN AVENUE	3,157	$2,048,893 ($649 Psf)	No Tran Since 1995	$10,344,464 ($2,952 Psf)	Yes / Modification After Sale	1,025,000	View
14B SIAN TUAN AVENUE	3,157	$2,048,893 ($649 Psf)	No Tran Since 1995	$8,785,931 ($2,783 Psf)	N.A / N.A	0	View
14C SIAN TUAN AVENUE	4,381	$2,843,269 ($649 Psf)	No Tran Since 1995	$10,707,164 ($2,444 Psf)	Yes / Modification After Sale	0	View
15 SIAN TUAN AVENUE	5,344	$3,468,256 ($649 Psf)	No Tran Since 1995	$12,398,080 ($2,320 Psf)	Yes / Modification After Sale	0	View
23 SIAN TUAN AVENUE	4,721	$3,063,929 ($649 Psf)	No Tran Since 1995	$11,259,864 ($2,384 Psf)	Yes / Modification After Sale	5,000	View
24 SIAN TUAN AVENUE	4,356	$2,827,044 ($649 Psf)	No Tran Since 1995	$10,837,640 ($2,440 Psf)	Yes / Modification After Sale	209,000	View
27 SIAN TUAN AVENUE	4,716	$3,060,684 ($649 Psf)	No Tran Since 1995	$11,242,944 ($2,384 Psf)	Yes / Modification After Sale	0	View
31 SIAN TUAN AVENUE	4,698	$3,049,002 ($649 Psf)	No Tran Since 1995	$11,514,798 ($2,451 Psf)	N.A / N.A	0	View
32 SIAN TUAN AVENUE	5,023	$3,259,927 ($649 Psf)	No Tran Since 1995	$11,924,602 ($2,374 Psf)	N.A / N.A	0	View
34A SIAN TUAN AVENUE	5,453	$3,538,997 ($649 Psf)	No Tran Since 1995	$11,898,446 ($2,182 Psf)	Yes / Modification After Sale	0	View
39 SIAN TUAN AVENUE	4,688	$3,042,512 ($649 Psf)	No Tran Since 1995	$11,490,288 ($2,451 Psf)	N.A / N.A	0	View
4 SIAN TUAN AVENUE	4,382	$2,843,918 ($649 Psf)	No Tran Since 1995	$10,762,192 ($2,456 Psf)	N.A / N.A	0	View
40 SIAN TUAN AVENUE	6,159	$3,997,191 ($649 Psf)	No Tran Since 1995	$13,759,206 ($2,234 Psf)	N.A / N.A	0	View
44 SIAN TUAN AVENUE	5,692	$3,694,108 ($649 Psf)	No Tran Since 1995	$12,641,932 ($2,221 Psf)	Yes / Modification After Sale	0	View
47 SIAN TUAN AVENUE	4,701	$3,050,949 ($649 Psf)	No Tran Since 1995	$11,522,151 ($2,451 Psf)	N.A / N.A	0	View
48 SIAN TUAN AVENUE	4,954	$3,215,146 ($649 Psf)	No Tran Since 1995	$11,765,750 ($2,375 Psf)	N.A / N.A	0	View
4A SIAN TUAN AVENUE	5,343	$3,467,607 ($649 Psf)	No Tran Since 1995	$12,545,364 ($2,348 Psf)	N.A / N.A	0	View
5 SIAN TUAN AVENUE	10,247	$6,650,303 ($649 Psf)	No Tran Since 1995	$20,319,794 ($1,902 Psf)	Yes / Modification After Sale	830,000	View
53 SIAN TUAN AVENUE	4,710	$3,056,790 ($649 Psf)	No Tran Since 1995	$11,228,640 ($2,384 Psf)	Yes / Modification After Sale	0	View
62 SIAN TUAN AVENUE	4,910	$3,186,590 ($649 Psf)	No Tran Since 1995	$11,489,400 ($2,340 Psf)	Yes / Modification After Sale	0	View
64 SIAN TUAN AVENUE	10,304	$6,687,296 ($649 Psf)	No Tran Since 1995	$21,792,960 ($2,115 Psf)	N.A / N.A	0	View
66 SIAN TUAN AVENUE	10,959	$7,112,391 ($649 Psf)	No Tran Since 1995	$22,301,565 ($2,035 Psf)	N.A / N.A	0	View
6A SIAN TUAN AVENUE	3,152	$2,045,648 ($649 Psf)	No Tran Since 1995	$8,772,016 ($2,783 Psf)	N.A / N.A	0	View
70 SIAN TUAN AVENUE	11,615	$7,538,135 ($649 Psf)	No Tran Since 1995	$24,967,428 ($1,953 Psf)	Yes / Modification After Sale	2,283,333	View
8 SIAN TUAN AVENUE	3,129	$2,030,721 ($649 Psf)	No Tran Since 1995	$9,337,389 ($2,941 Psf)	Yes / Modification After Sale	135,000	View
8A SIAN TUAN AVENUE	3,098	$2,010,602 ($649 Psf)	No Tran Since 1995	$8,383,188 ($2,706 Psf)	N.A / Modification After Sale	0	View

Showing 1–10 of 84 entries

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Asking Price vs ML Valuation

Asking Price vs ML Valuation Map

Asking Price above ML (overpriced) Asking Price at/below ML

Disclaimer The property insights and predictions provided on this website are based on publicly available data sourced from public domains, data silos collated, third-party listing portals and processed using proprietary artificial intelligence (AI) technology. If your property appears on our website and it is not intended for sale, or included in error, please contact us immediately. Upon verification, we will take immediate steps to remove the said property from our platform.