Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 91 NERAM ROAD

ML Indicative Values

ML Indicative Value: $10,341,200 [ (1,633 psf * 5,926 sqft) + $664,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $6,661,200

Net Indicative Capital Gain Today: $5,997,200

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $3,680,000

PSF $621

Last Transaction 27-Aug-2007

Property Details

Land Area5,926 sqft (Area from ura.gov.sg)

Tenure999 Yrs From 01/01/1879

Property TypeSemi-Detached House

Location

Postal Code807786

District28

Area NameNIM GREEN

Planning Info

Planning AreaSerangoon

Planning RegionNorth East Region

Planning SubzoneSeletar Hills

Land Registry

Mukim NumberMK18-05290V

Balance Lease999 Years

House TypeSemi-Detached House

Regulatory

BCA InformationModification Before Sale

BCA Total Cost $664,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	18-May-2005	$1,800,000	$304	5,926	Resale	Semi-Detached House	URA
2	27-Aug-2007	$3,680,000	$621	5,926	Resale	Semi-Detached House	URA

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	5,926 sqft

11-Jan-1995

Planning Decision

Submission	PROPOSED ADDITIONS AND ALTERATIONS TO THE EXISTING 2-STOREY SEMI-DETACHED DWELLING HOUSE
Decision Date	11-Jan-1995
Decision Type	Written Permission
Apply Type	Addition/Alteration to Buildings (Others)
Decision No	P070195-12H1-Z000

26-Feb-1998

Planning Decision

Submission	ERECTION OF A 3-STOREY DETACHED DWELLING HOUSE
Decision Date	26-Feb-1998
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P070797-09E2-Z000

18-May-2005

Resale

Purchased Price	$1,800,000
PSF	$304
Area	5,926 sqft

06-Apr-2006

Planning Decision

Submission	RECONSTRUCTION OF THE EXISTING 2-STOREY SEMI-DETACHED DWELLING HOUSE TO A 2-STOREY SEMI-DETACHED DWELLING HOUSE WITH AN ATTIC
Decision Date	06-Apr-2006
Decision Type	Written Permission
Apply Type	Change of Use
Decision No	P260106-06A2

01-May-2006

Permits to Commence Structural Works

Date	01-May-2006
Description	RECONSTRN OF EXTG 2-STY SEMI-D HSE TO A 2-STY SEMI-D HSE WITH AN ATTIC LOT 5290 MK18 @ 91 NERAM RD
Cost	Less than S$10m
Builder	YEW CHUAN RENOVATION CONTRACTOR
Architect	INTER WORLD ARCHITECTS

27-Oct-2006

Planning Decision

Submission	PROPOSED AMENDMENT TO APPROVED RECONSTRUCTION OF THE EXISTING 2-STOREY SEMI-DETACHED DWELLING HOUSE TO A 2-STOREY SEMI-DETACHED DWELLING HOUSE WITH AN ATTIC
Decision Date	27-Oct-2006
Decision Type	Written Permission
Apply Type	Amendment to Addition/Alteration to Landed Housing
Decision No	P260106-06A2-A011

27-Aug-2007

Resale

Purchased Price	$3,680,000
PSF	$621
Area	5,926 sqft

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Semi-Detached House Tenure: 999 Yrs From 01/01/1879 Latest Contract Date: 27-Aug-2007 Area: 5,926 Sqft	$3,680,000	$621
Price Index	$1,633	$1,633
House Adjustment	0	$1,633
BCA Cost	$664,000
ML Indicative Valuation	$10,341,200
Gross Indicative Capital Gain Today	$6,661,200

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	1.1km	Not Applicable	Not Applicable	Not Applicable	64	100.0%	17	36
2	Rosyth School	Serangoon	21 Serangoon North Avenue 4, S555855	1.3km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
3	Sengkang Green Primary School	Seng Kang	15 Fernvale Road, S797636	1.4km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
4	Hougang Primary School	Hougang	1 Hougang St 93, S534238	1.6km	Not Applicable	Not Applicable	Not Applicable	9	41.0%	22	0
5	Yio Chu Kang Primary School	Hougang	1 Hougang Street 51, S538720	2.1km	Not Applicable	Not Applicable	Not Applicable	98	100.0%	28	49
6	Xinmin Primary School	Hougang	9 Hougang Avenue 8, S538784	2.1km	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
61 NERAM ROAD	3,909	$6,138,888 ($1,570 Psf)	08-May-2026	$7,377,013 ($1,857 Psf)	Yes / Modification Before Sale	118,000	View
35 NERAM ROAD	2,794	$4,638,000 ($1,660 Psf)	16-Mar-2026	$6,894,700 ($2,300 Psf)	Yes / Modification After Sale	468,500	View
16 NERAM ROAD	1,752	$3,800,000 ($2,169 Psf)	25-Jul-2025	$4,730,400 ($2,700 Psf)	N.A / N.A	0	View
8 NERAM ROAD	1,752	$4,000,000 ($2,283 Psf)	21-Aug-2024	$4,725,144 ($2,697 Psf)	N.A / N.A	0	View
53 NERAM ROAD	4,816	$8,500,000 ($1,765 Psf)	06-Aug-2024	$11,593,361 ($1,844 Psf)	N.A / Modification Before Sale	2,712,657	View
4 NERAM ROAD	1,728	$3,300,000 ($1,910 Psf)	19-Jul-2024	$4,707,072 ($2,724 Psf)	N.A / N.A	0	View
3 NERAM ROAD	1,924	$3,400,000 ($1,767 Psf)	12-Jan-2024	$4,900,240 ($2,510 Psf)	Yes / Modification Before Sale	71,000	View
69 NERAM ROAD	8,302	$8,800,000 ($1,060 Psf)	11-Jan-2024	$13,469,360 ($1,478 Psf)	Yes / Modification After Sale	1,199,004	View
1 NERAM ROAD	2,304	$4,200,000 ($1,823 Psf)	05-Apr-2023	$6,211,408 ($2,577 Psf)	Yes / Modification Before Sale	274,000	View
6 NERAM ROAD	1,752	$3,080,000 ($1,758 Psf)	16-Mar-2023	$4,725,144 ($2,697 Psf)	N.A / N.A	0	View
84 NERAM ROAD	5,245	$6,200,000 ($1,182 Psf)	01-Jul-2022	$11,875,230 ($1,654 Psf)	Yes / Modification After Sale	3,200,000	View
71 NERAM ROAD	8,302	$9,200,000 ($1,108 Psf)	04-Apr-2022	$14,204,864 ($1,632 Psf)	Yes / Modification Before Sale	656,000	View
47 NERAM ROAD	4,154	$4,085,000 ($983 Psf)	03-Jan-2022	$8,222,590 ($1,835 Psf)	Yes / Modification After Sale	600,000	View
63 NERAM ROAD	4,188	$5,398,000 ($1,289 Psf)	29-Dec-2021	$7,965,492 ($1,859 Psf)	Yes / Modification Before Sale	180,000	View
23 NERAM ROAD	1,983	$3,280,000 ($1,654 Psf)	01-Jul-2021	$5,999,228 ($2,516 Psf)	Yes / Modification After Sale	1,010,000	View
17 NERAM ROAD	1,949	$3,838,000 ($1,969 Psf)	03-May-2021	$6,327,072 ($2,528 Psf)	Yes / Modification Before Sale	1,400,000	View
31 NERAM ROAD	2,794	$4,220,000 ($1,510 Psf)	15-Feb-2021	$7,276,200 ($2,300 Psf)	Yes / Modification Before Sale	850,000	View
57 NERAM ROAD	4,820	$4,500,000 ($934 Psf)	21-Dec-2020	$11,100,480 ($1,764 Psf)	Yes / Modification After Sale	2,598,000	View
82 NERAM ROAD	5,180	$7,180,000 ($1,386 Psf)	16-Oct-2020	$10,443,260 ($1,807 Psf)	Yes / Modification Before Sale	1,083,000	View
55 NERAM ROAD	4,812	$4,200,000 ($873 Psf)	01-Oct-2020	$11,993,180 ($1,765 Psf)	Yes / Modification After Sale	3,500,000	View
79 NERAM ROAD	5,903	$6,580,000 ($1,115 Psf)	30-Sep-2020	$9,792,599 ($1,633 Psf)	Yes / Modification Before Sale	153,000	View
95 NERAM ROAD	10,259	$10,500,000 ($1,023 Psf)	24-Jul-2020	$25,374,617 ($1,763 Psf)	Yes / Modification After Sale	7,288,000	View
18A NERAM ROAD	3,169	$4,399,999 ($1,388 Psf)	16-Sep-2019	$7,576,913 ($2,177 Psf)	Yes / Modification Before Sale	678,000	View
14 NERAM ROAD	1,752	$2,000,000 ($1,142 Psf)	23-Aug-2019	$4,725,144 ($2,697 Psf)	N.A / N.A	0	View
2 NERAM ROAD	3,305	$2,920,000 ($884 Psf)	15-May-2018	$7,354,405 ($2,021 Psf)	Yes / Modification After Sale	675,000	View
30 NERAM ROAD	1,802	$1,850,000 ($1,027 Psf)	03-Sep-2015	$4,697,814 ($2,607 Psf)	N.A / N.A	0	View
32 NERAM ROAD	2,892	$3,750,000 ($1,297 Psf)	04-Apr-2013	$6,877,516 ($2,273 Psf)	Yes / Modification Before Sale	304,000	View
21 NERAM ROAD	1,949	$1,900,000 ($975 Psf)	03-Nov-2011	$5,443,072 ($2,528 Psf)	Yes / Modification After Sale	516,000	View
34 NERAM ROAD	2,879	$2,380,000 ($827 Psf)	08-Aug-2011	$6,578,967 ($2,273 Psf)	Yes / Modification Before Sale	35,000	View
25 NERAM ROAD	6,829	$3,600,000 ($527 Psf)	16-Nov-2010	$9,449,695 ($1,385 Psf)	Yes / Modification After Sale	1,694,000	View
59 NERAM ROAD	4,738	$3,000,000 ($633 Psf)	24-May-2010	$9,276,688 ($1,776 Psf)	Yes / Modification After Sale	862,000	View
26 NERAM ROAD	1,802	$1,250,000 ($694 Psf)	12-May-2010	$4,519,632 ($2,416 Psf)	Yes / Modification After Sale	166,000	View
39 NERAM ROAD	2,794	$1,600,000 ($573 Psf)	17-Dec-2009	$6,426,200 ($2,300 Psf)	Yes / Modification Before Sale	0	View
77 NERAM ROAD	5,913	$3,910,000 ($661 Psf)	23-Nov-2009	$10,731,929 ($1,633 Psf)	Yes / Modification After Sale	1,076,000	View
43 NERAM ROAD	2,794	$1,300,000 ($465 Psf)	24-Apr-2009	$5,811,520 ($2,080 Psf)	N.A / N.A	0	View
91 NERAM ROAD	5,926	$3,680,000 ($621 Psf)	27-Aug-2007	$10,341,158 ($1,633 Psf)	Yes / Modification Before Sale	664,000	View
78 NERAM ROAD	7,256	$4,000,000 ($551 Psf)	23-Jul-2007	$12,421,784 ($1,589 Psf)	Yes / Modification After Sale	892,000	View
24 NERAM ROAD	1,802	$970,000 ($538 Psf)	11-Jun-2007	$4,697,814 ($2,607 Psf)	N.A / N.A	0	View
90 NERAM ROAD	5,449	$2,000,000 ($367 Psf)	27-Apr-2007	$9,683,013 ($1,637 Psf)	Yes / Modification After Sale	763,000	View
19 NERAM ROAD	1,949	$740,000 ($380 Psf)	11-Apr-2007	$5,278,072 ($2,528 Psf)	Yes / Modification After Sale	351,000	View
1A NERAM ROAD	1,816	$1,030,000 ($567 Psf)	01-Dec-2006	$4,389,272 ($2,417 Psf)	Yes / Modification Before Sale	0	View
81 NERAM ROAD	5,936	$1,850,000 ($312 Psf)	21-Jun-2006	$12,693,488 ($1,633 Psf)	Yes / Modification After Sale	3,000,000	View
92 NERAM ROAD	11,108	$3,520,000 ($317 Psf)	16-Jun-2006	$20,760,540 ($1,755 Psf)	Yes / Modification After Sale	1,266,000	View
49 NERAM ROAD	4,006	$1,080,000 ($270 Psf)	10-Apr-2006	$7,495,226 ($1,871 Psf)	Yes / Modification Before Sale	0	View
10 NERAM ROAD	1,752	$820,000 ($468 Psf)	11-Mar-2002	$4,725,144 ($2,697 Psf)	N.A / N.A	0	View
45 NERAM ROAD	2,794	$780,000 ($279 Psf)	01-Jan-1999	$5,937,250 ($2,125 Psf)	N.A / Modification After Sale	0	View
85 NERAM ROAD	5,929	$1,928,000 ($325 Psf)	21-Jul-1998	$9,682,057 ($1,633 Psf)	Yes / Modification After Sale	0	View
29 NERAM ROAD	2,701	$1,360,000 ($504 Psf)	30-Apr-1996	$6,601,244 ($2,444 Psf)	Yes / Modification After Sale	0	View
11 NERAM ROAD	3,122	$1,682,758 ($539 Psf)	No Tran Since 1995	$5,981,752 ($1,916 Psf)	N.A / N.A	0	View
12 NERAM ROAD	1,751	$943,789 ($539 Psf)	No Tran Since 1995	$4,727,700 ($2,700 Psf)	N.A / N.A	0	View
15 NERAM ROAD	3,113	$1,677,907 ($539 Psf)	No Tran Since 1995	$5,964,508 ($1,916 Psf)	N.A / N.A	0	View
18 NERAM ROAD	1,793	$966,427 ($539 Psf)	No Tran Since 1995	$4,365,955 ($2,435 Psf)	Yes / Modification After Sale	0	View
20 NERAM ROAD	3,775	$2,034,725 ($539 Psf)	No Tran Since 1995	$6,364,650 ($1,686 Psf)	N.A / N.A	0	View
22 NERAM ROAD	1,802	$971,278 ($539 Psf)	No Tran Since 1995	$4,697,814 ($2,607 Psf)	N.A / N.A	0	View
27 NERAM ROAD	5,299	$2,856,161 ($539 Psf)	No Tran Since 1995	$9,029,496 ($1,704 Psf)	N.A / N.A	0	View
28 NERAM ROAD	1,801	$970,739 ($539 Psf)	No Tran Since 1995	$4,693,406 ($2,606 Psf)	N.A / N.A	0	View
33 NERAM ROAD	2,793	$1,505,427 ($539 Psf)	No Tran Since 1995	$5,932,332 ($2,124 Psf)	N.A / Modification After Sale	0	View
36 NERAM ROAD	1,799	$969,661 ($539 Psf)	No Tran Since 1995	$4,688,194 ($2,606 Psf)	N.A / N.A	0	View
37 NERAM ROAD	2,793	$1,505,427 ($539 Psf)	No Tran Since 1995	$5,747,994 ($2,058 Psf)	N.A / N.A	0	View
38 NERAM ROAD	1,799	$969,661 ($539 Psf)	No Tran Since 1995	$4,688,194 ($2,606 Psf)	N.A / N.A	0	View
40 NERAM ROAD	1,799	$969,661 ($539 Psf)	No Tran Since 1995	$4,688,194 ($2,606 Psf)	N.A / N.A	0	View
41 NERAM ROAD	2,793	$1,505,427 ($539 Psf)	No Tran Since 1995	$5,747,994 ($2,058 Psf)	N.A / N.A	0	View
42 NERAM ROAD	1,798	$969,122 ($539 Psf)	No Tran Since 1995	$4,685,588 ($2,606 Psf)	N.A / N.A	0	View
44 NERAM ROAD	2,905	$1,565,795 ($539 Psf)	No Tran Since 1995	$5,975,585 ($2,057 Psf)	N.A / N.A	0	View
5 NERAM ROAD	1,946	$1,048,894 ($539 Psf)	No Tran Since 1995	$4,958,408 ($2,548 Psf)	N.A / N.A	0	View
51 NERAM ROAD	2,729	$1,470,931 ($539 Psf)	No Tran Since 1995	$6,443,169 ($2,361 Psf)	Yes / Modification After Sale	0	View
65 NERAM ROAD	6,195	$3,339,105 ($539 Psf)	No Tran Since 1995	$9,744,735 ($1,573 Psf)	N.A / N.A	0	View
67 NERAM ROAD	5,735	$3,091,165 ($539 Psf)	No Tran Since 1995	$9,353,785 ($1,631 Psf)	Yes / Modification After Sale	0	View
7 NERAM ROAD	1,946	$1,048,894 ($539 Psf)	No Tran Since 1995	$4,958,408 ($2,548 Psf)	N.A / N.A	0	View
73 NERAM ROAD	8,299	$4,473,161 ($539 Psf)	No Tran Since 1995	$13,817,835 ($1,665 Psf)	N.A / N.A	0	View
75 NERAM ROAD	5,940	$3,201,660 ($539 Psf)	No Tran Since 1995	$10,567,000 ($1,750 Psf)	Yes / Modification After Sale	172,000	View
80 NERAM ROAD	5,101	$2,570,904 ($504 Psf)	No Tran Since 1995	$9,457,254 ($1,854 Psf)	N.A / N.A	0	View
83 NERAM ROAD	8,615	$4,341,960 ($504 Psf)	No Tran Since 1995	$14,231,980 ($1,652 Psf)	N.A / N.A	0	View
86 NERAM ROAD	5,311	$2,676,744 ($504 Psf)	No Tran Since 1995	$8,895,925 ($1,675 Psf)	N.A / N.A	0	View
87 NERAM ROAD	5,922	$2,984,688 ($504 Psf)	No Tran Since 1995	$9,670,626 ($1,633 Psf)	Yes / Modification After Sale	0	View
88 NERAM ROAD	5,384	$2,713,536 ($504 Psf)	No Tran Since 1995	$9,685,816 ($1,799 Psf)	N.A / N.A	0	View
89 NERAM ROAD	4,312	$2,173,248 ($504 Psf)	No Tran Since 1995	$8,873,608 ($1,909 Psf)	Yes / Modification After Sale	642,000	View
89A NERAM ROAD	4,314	$2,174,256 ($504 Psf)	No Tran Since 1995	$8,235,426 ($1,909 Psf)	Yes / Modification After Sale	0	View
9 NERAM ROAD	1,946	$1,048,894 ($539 Psf)	No Tran Since 1995	$4,958,408 ($2,548 Psf)	N.A / N.A	0	View
93 NERAM ROAD	5,943	$2,995,272 ($504 Psf)	No Tran Since 1995	$9,904,919 ($1,633 Psf)	Yes / Modification After Sale	200,000	View
94 NERAM ROAD	8,359	$4,212,936 ($504 Psf)	No Tran Since 1995	$14,519,863 ($1,657 Psf)	N.A / Modification After Sale	669,000	View
97 NERAM ROAD	10,265	$5,173,560 ($504 Psf)	No Tran Since 1995	$16,896,190 ($1,646 Psf)	N.A / N.A	0	View
99 NERAM ROAD	10,008	$5,044,032 ($504 Psf)	No Tran Since 1995	$16,473,168 ($1,646 Psf)	N.A / N.A	0	View

Showing 1–10 of 83 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.