Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 269B UPPER PAYA LEBAR ROAD

ML Indicative Values

ML Indicative Value: $10,249,500 [ (2,054 psf * 4,806 sqft) + $378,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $1,866,500

Net Indicative Capital Gain Today: $1,488,500

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $8,383,000

PSF $1,744

Last Transaction 13-Nov-2025

Property Details

Land Area4,806 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeDetached House

Location

Postal Code534911

District19

Area NameHOW SUN

Planning Info

Planning AreaSerangoon

Planning RegionNorth East Region

Planning SubzoneUpper Paya Lebar

Land Registry

Mukim NumberMK24-01601W

Balance Lease999 Years

House TypeDetached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $378,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	19-May-2013	$5,000,000	$1,032	4,845	Resale	Detached House	URA
2	08-Jan-2018	$4,300,000	$854	5,034	Resale	Detached House	URA
3	13-Nov-2025	$8,383,000	$1,744	4,806	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	Freehold
Area	4,806 sqft

01-Mar-2010

Permits to Commence Structural Works

Date	01-Mar-2010
Description	A/A TO EXTG 2 STY DETACHED HSE WITH ADDITION OF 1 MORE STY ON LOT1599 MK24 @ 269B UPPER PAYA LEBAR ROAD
Cost	Less than S$10m
Builder	VAST CONSTRUCTION & TRADING PTE. LTD.
Architect	LKP CONSULTANTS

19-May-2013

Resale

Purchased Price	$5,000,000
PSF	$1,032
Area	4,845 sqft

08-Jan-2018

Resale

Purchased Price	$4,300,000
PSF	$854
Area	5,034 sqft

01-Sep-2018

Permits to Commence Structural Works

Date	01-Sep-2018
Description	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL DETACHED HOUSE WITH A BASEMENT & AN ATTIC ON LOT 01601W MK24 AT 269D UPPER PAYA LEBAR ROAD (SERANGOON PLANNING AREA) ON LOT 01601W MK24 AT 269D UPPER PAYA LEBAR ROAD
Cost	$2,500,000 16MONTH(S)
Builder	FU YUAN CONSTRUCTION PTE LTD
Architect	HSU HSIA PIN

01-Sep-2018

Permits to Commence Structural Works

Date	01-Sep-2018
Description	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL DETACHED HOUSE WITH A BASEMENT & AN ATTIC ON LOT 01601W MK24 AT 269D UPPER PAYA LEBAR ROAD (SERANGOON PLANNING AREA) ON LOT 01601W MK24 AT 269D UPPER PAYA LEBAR ROAD
Cost	$2,500,000 16MONTH(S)
Builder	FU YUAN CONSTRUCTION PTE LTD
Architect	HSU HSIA PIN

01-Oct-2018

Permits to Commence Structural Works

Date	01-Oct-2018
Description	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL DETACHED HOUSE WITH A BASEMENT & AN ATTIC ON LOT 01601W MK24 AT 269D UPPER PAYA LEBAR ROAD (SERANGOON PLANNING AREA) ON LOT 01601W MK24 AT 269D UPPER PAYA LEBAR ROAD
Cost	$2,500,000 15MONTH(S)
Builder
Architect	HSU HSIA PIN

01-Sep-2019

Permits to Commence Structural Works

Date	01-Sep-2019
Description	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL DETACHED HOUSE WITH A BASEMENT & AN ATTIC ON LOT 01601W MK24 AT 269D UPPER PAYA LEBAR ROAD (SERANGOON PLANNING AREA) ON LOT 01601W MK24 AT 269D UPPER PAYA LEBAR ROAD
Cost	$2,500,000 2MONTH(S)
Builder	FU YUAN CONSTRUCTION PTE LTD
Architect	HSU HSIA PIN

21-Jan-2020

Temporary Occupation Permits Issued

CSC No	202070249
Date	21-Jan-2020
Description	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL DETACHED HOUSE WITH A BASEMENT & AN ATTIC ON LOT 01601W MK24 AT 269D UPPER PAYA LEBAR ROAD (SERANGOON PLANNING AREA)
Floor Area	819.72
Cost	$2,500,000
Architect	HSU HSIA PIN

13-Nov-2025

Resale

Purchased Price	$8,383,000
PSF	$1,744
Area	4,806 sqft

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Detached House Tenure: Freehold Latest Contract Date: 13-Nov-2025 Area: 4,806 Sqft	$8,383,000	$1,744
Price Index	$2,054	$2,054
House Adjustment	0	$2,054
BCA Cost	$378,000
ML Indicative Valuation	$10,249,500
Gross Indicative Capital Gain Today	$1,866,500

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	Paya Lebar Methodist Girls' School (Primary)	Hougang	298 Lorong Ah Soo, S536741	885m	97	94.0%	103	Not Applicable	Not Applicable	Not Applicable	0
2	Cedar Primary School	Toa Payoh	15 Cedar Avenue, S349700	1.1km	Not Applicable	Not Applicable	Not Applicable	94	80.0%	117	68
3	Yangzheng Primary School	Serangoon	15 Serangoon Avenue 3, S556108	1.7km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
4	Xinghua Primary School	Hougang	45 Hougang Avenue 1, S538882	1.8km	Not Applicable	Not Applicable	Not Applicable	105	100.0%	29	60
5	Canossa Catholic Primary School	Geylang	1 Sallim Road, S387621	1.9km	Not Applicable	Not Applicable	Not Applicable	30	68.0%	44	16

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
214 UPPER PAYA LEBAR ROAD	1,600	$4,180,000 ($2,613 Psf)	02-Apr-2026	$4,592,000 ($2,870 Psf)	Yes / Modification Before Sale	0	View
284 UPPER PAYA LEBAR ROAD	1,649	$3,412,000 ($2,069 Psf)	30-Jan-2026	$4,693,054 ($2,846 Psf)	N.A / N.A	0	View
226 UPPER PAYA LEBAR ROAD	1,600	$3,740,000 ($2,338 Psf)	23-Dec-2025	$4,390,400 ($2,744 Psf)	N.A / N.A	0	View
269B UPPER PAYA LEBAR ROAD	4,806	$8,383,000 ($1,744 Psf)	13-Nov-2025	$10,249,524 ($2,054 Psf)	Yes / Modification After Sale	378,000	View
218 UPPER PAYA LEBAR ROAD	1,600	$4,000,000 ($2,500 Psf)	28-Oct-2025	$4,286,400 ($2,679 Psf)	Yes / Modification Before Sale	0	View
246 UPPER PAYA LEBAR ROAD	1,600	$3,750,000 ($2,344 Psf)	03-Jun-2025	$4,382,400 ($2,739 Psf)	N.A / N.A	0	View
248 UPPER PAYA LEBAR ROAD	1,600	$2,730,000 ($1,706 Psf)	29-May-2025	$4,382,400 ($2,739 Psf)	N.A / N.A	0	View
222 UPPER PAYA LEBAR ROAD	1,600	$3,445,000 ($2,153 Psf)	16-Apr-2024	$4,382,400 ($2,739 Psf)	N.A / N.A	0	View
224 UPPER PAYA LEBAR ROAD	1,600	$3,085,000 ($1,928 Psf)	26-May-2023	$4,592,000 ($2,870 Psf)	Yes / Modification Before Sale	0	View
242 UPPER PAYA LEBAR ROAD	1,600	$1,960,000 ($1,225 Psf)	22-Feb-2021	$4,382,400 ($2,739 Psf)	N.A / N.A	0	View
278 UPPER PAYA LEBAR ROAD	1,649	$2,088,888 ($1,267 Psf)	11-Dec-2020	$5,415,021 ($2,829 Psf)	Yes / Modification After Sale	750,000	View
212 UPPER PAYA LEBAR ROAD	1,605	$2,480,000 ($1,545 Psf)	09-Oct-2020	$4,400,910 ($2,742 Psf)	N.A / N.A	0	View
378 UPPER PAYA LEBAR ROAD	2,611	$3,020,000 ($1,157 Psf)	26-Aug-2020	$6,757,107 ($2,537 Psf)	Yes / Modification After Sale	133,000	View
238 UPPER PAYA LEBAR ROAD	1,600	$1,980,000 ($1,238 Psf)	16-Jul-2018	$6,092,000 ($2,870 Psf)	Yes / Modification After Sale	1,500,000	View
228 UPPER PAYA LEBAR ROAD	1,600	$2,100,000 ($1,313 Psf)	07-May-2018	$4,382,400 ($2,739 Psf)	N.A / N.A	0	View
272 UPPER PAYA LEBAR ROAD	2,267	$2,250,000 ($993 Psf)	12-Jan-2018	$5,563,218 ($2,454 Psf)	N.A / N.A	0	View
267E UPPER PAYA LEBAR ROAD	2,888	$2,800,000 ($970 Psf)	17-Mar-2017	$7,349,960 ($2,545 Psf)	Yes / Modification Before Sale	0	View
382 UPPER PAYA LEBAR ROAD	1,628	$1,900,000 ($1,167 Psf)	05-Jan-2017	$4,750,504 ($2,918 Psf)	N.A / N.A	0	View
273 UPPER PAYA LEBAR ROAD	2,424	$3,180,000 ($1,312 Psf)	29-Apr-2016	$6,682,968 ($2,757 Psf)	Yes / Modification Before Sale	0	View
286 UPPER PAYA LEBAR ROAD	1,656	$1,850,000 ($1,117 Psf)	30-Oct-2015	$5,342,200 ($2,825 Psf)	Yes / Modification After Sale	664,000	View
271 UPPER PAYA LEBAR ROAD	2,421	$3,380,000 ($1,396 Psf)	12-Oct-2015	$6,677,118 ($2,758 Psf)	Yes / Modification Before Sale	0	View
216 UPPER PAYA LEBAR ROAD	1,600	$2,280,000 ($1,425 Psf)	27-Mar-2013	$4,382,400 ($2,739 Psf)	N.A / N.A	0	View
220 UPPER PAYA LEBAR ROAD	1,600	$2,150,000 ($1,344 Psf)	23-Oct-2012	$4,612,000 ($2,870 Psf)	Yes / Modification After Sale	20,000	View
276 UPPER PAYA LEBAR ROAD	1,656	$2,200,000 ($1,329 Psf)	07-Mar-2012	$5,061,200 ($2,825 Psf)	Yes / Modification Before Sale	383,000	View
250 UPPER PAYA LEBAR ROAD	2,436	$1,510,000 ($620 Psf)	07-Jan-2010	$5,685,624 ($2,334 Psf)	N.A / N.A	0	View
232 UPPER PAYA LEBAR ROAD	1,600	$1,528,888 ($956 Psf)	16-Nov-2009	$4,880,000 ($2,870 Psf)	Yes / Modification Before Sale	288,000	View
288 UPPER PAYA LEBAR ROAD	1,656	$680,000 ($411 Psf)	01-Sep-2003	$4,633,488 ($2,798 Psf)	N.A / N.A	0	View
210 UPPER PAYA LEBAR ROAD	1,612	$815,000 ($506 Psf)	01-Apr-2002	$4,748,648 ($2,854 Psf)	Yes / Modification After Sale	148,000	View
208 UPPER PAYA LEBAR ROAD	2,770	$780,000 ($282 Psf)	01-Aug-2001	$6,127,240 ($2,212 Psf)	N.A / N.A	0	View
267D UPPER PAYA LEBAR ROAD	2,885	$1,425,000 ($494 Psf)	08-Mar-2001	$7,342,325 ($2,545 Psf)	Yes / Modification Before Sale	0	View
386 UPPER PAYA LEBAR ROAD	1,690	$1,020,000 ($604 Psf)	14-Mar-2000	$4,791,150 ($2,835 Psf)	N.A / N.A	0	View
384 UPPER PAYA LEBAR ROAD	1,659	$910,000 ($549 Psf)	09-Nov-1999	$4,752,652 ($2,828 Psf)	Yes / Modification After Sale	61,000	View
236 UPPER PAYA LEBAR ROAD	1,583	$850,000 ($537 Psf)	22-Sep-1997	$4,597,032 ($2,904 Psf)	Yes / Modification After Sale	0	View
390 UPPER PAYA LEBAR ROAD	1,753	$1,188,000 ($678 Psf)	29-Jan-1996	$4,845,292 ($2,764 Psf)	N.A / N.A	0	View
244 UPPER PAYA LEBAR ROAD	1,600	$985,000 ($616 Psf)	01-Mar-1995	$4,592,000 ($2,870 Psf)	Yes / Modification After Sale	0	View
230 UPPER PAYA LEBAR ROAD	1,599	$1,012,167 ($633 Psf)	No Tran Since 1995	$4,387,656 ($2,744 Psf)	N.A / N.A	0	View
234 UPPER PAYA LEBAR ROAD	1,565	$990,645 ($633 Psf)	No Tran Since 1995	$4,274,015 ($2,731 Psf)	N.A / N.A	0	View
240 UPPER PAYA LEBAR ROAD	1,599	$1,012,167 ($633 Psf)	No Tran Since 1995	$4,387,656 ($2,744 Psf)	N.A / N.A	0	View
267 UPPER PAYA LEBAR ROAD	5,755	$3,642,915 ($633 Psf)	No Tran Since 1995	$11,331,595 ($1,969 Psf)	Yes / Modification After Sale	0	View
267A UPPER PAYA LEBAR ROAD	5,776	$3,656,208 ($633 Psf)	No Tran Since 1995	$11,476,912 ($1,987 Psf)	N.A / N.A	0	View
274 UPPER PAYA LEBAR ROAD	1,655	$1,047,615 ($633 Psf)	No Tran Since 1995	$4,630,690 ($2,798 Psf)	N.A / N.A	0	View
280 UPPER PAYA LEBAR ROAD	1,648	$1,043,184 ($633 Psf)	No Tran Since 1995	$4,690,208 ($2,846 Psf)	N.A / N.A	0	View
282 UPPER PAYA LEBAR ROAD	1,654	$1,046,982 ($633 Psf)	No Tran Since 1995	$4,627,892 ($2,798 Psf)	N.A / N.A	0	View
290 UPPER PAYA LEBAR ROAD	1,648	$1,043,184 ($633 Psf)	No Tran Since 1995	$4,690,208 ($2,846 Psf)	N.A / N.A	0	View
292 UPPER PAYA LEBAR ROAD	1,648	$1,043,184 ($633 Psf)	No Tran Since 1995	$4,690,208 ($2,846 Psf)	N.A / N.A	0	View
294 UPPER PAYA LEBAR ROAD	2,247	$1,422,351 ($633 Psf)	No Tran Since 1995	$5,518,632 ($2,456 Psf)	N.A / N.A	0	View
351 UPPER PAYA LEBAR ROAD	3,785	$2,395,905 ($633 Psf)	No Tran Since 1995	$7,051,455 ($1,863 Psf)	Yes / Modification After Sale	0	View
351A UPPER PAYA LEBAR ROAD	3,068	$1,942,044 ($633 Psf)	No Tran Since 1995	$6,721,988 ($2,191 Psf)	Yes / Modification After Sale	0	View
353 UPPER PAYA LEBAR ROAD	3,146	$1,991,418 ($633 Psf)	No Tran Since 1995	$6,880,302 ($2,187 Psf)	Yes / Modification After Sale	0	View
353A UPPER PAYA LEBAR ROAD	4,186	$2,649,738 ($633 Psf)	No Tran Since 1995	$8,070,608 ($1,928 Psf)	Yes / Modification After Sale	0	View
364A UPPER PAYA LEBAR ROAD	16,540	$10,469,820 ($633 Psf)	No Tran Since 1995	$30,582,460 ($1,849 Psf)	Yes / Modification After Sale	0	View
379 UPPER PAYA LEBAR ROAD	18,277	$11,569,341 ($633 Psf)	No Tran Since 1995	$34,872,173 ($1,849 Psf)	Yes / Modification After Sale	1,078,000	View
380 UPPER PAYA LEBAR ROAD	1,596	$1,010,268 ($633 Psf)	No Tran Since 1995	$4,381,020 ($2,745 Psf)	N.A / N.A	0	View
388 UPPER PAYA LEBAR ROAD	1,722	$1,090,026 ($633 Psf)	No Tran Since 1995	$4,812,990 ($2,795 Psf)	N.A / N.A	0	View
392 UPPER PAYA LEBAR ROAD	1,811	$1,146,363 ($633 Psf)	No Tran Since 1995	$4,862,535 ($2,685 Psf)	N.A / N.A	0	View
394 UPPER PAYA LEBAR ROAD	2,965	$1,876,845 ($633 Psf)	No Tran Since 1995	$6,457,770 ($2,178 Psf)	N.A / N.A	0	View

Showing 1–10 of 56 entries

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Asking Price vs ML Valuation

Asking Price vs ML Valuation Map

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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.