Predictive Property

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PREDICTIVE PROPERTY: 35 JOON HIANG ROAD

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ML Indicative Values

ML Indicative Value: $5,865,000 [ (2,610 psf * 1,864 sqft) + $1,000,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $2,615,000

Net Indicative Capital Gain Today: $1,615,000

Asking Price

$6,600,000

Asking PSF: $3,577

Basic

Listing TypeSingle-Agent Listing

Posted Times1 time(s)

First Posted30-Oct-2025

Last Posted30-Oct-2025

Agent Larry Sng (R050059G)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

11 months 18 days · Based on first posted date

View Listing Details

Probable Settlement Price

$6,232,520

Transaction Info

Transaction Amount $3,250,000

PSF $1,743

Last Transaction 21-Feb-2023

Property Details

Land Area1,864 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeTerrace House

Location

Postal Code548329

District19

Area NameRECREATION LANE

Planning Info

Planning AreaSerangoon

Planning RegionNorth East Region

Planning SubzoneSerangoon Central

Land Registry

Mukim NumberMK17-02811M

Balance Lease999 Years

House TypeTerrace House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $1,000,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	21-Feb-2023	$3,250,000	$1,743	1,864	Resale	Terrace House	URA

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

1995

Start of SLA Digital Journey

House Type	Terrace House
Tenure	Freehold
Area	1,864 sqft

21-Feb-2023

Resale

Purchased Price	$3,250,000
PSF	$1,743
Area	1,864 sqft

13-Apr-2024

Planning Decision

Submission	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL CORNER TERRACE DWELLING HOUSE WITH A MEZZANINE, AN ATTIC AND A SWIMMING POOL ON LOT 02811M MK 17 AT 35 JOON HIANG ROAD SINGAPORE 548329 (SERANGOON PLANNING AREA)
Decision Date	13-Apr-2024
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P140723-01H2-Z000

01-May-2024

Permits to Commence Structural Works

Date	01-May-2024
Description	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL CORNER TERRACE DWELLING HOUSE WITH A MEZZANINE, AN ATTIC AND A SWIMMING POOL ON LOT 02811M MK 17 AT 35 JOON HIANG ROAD SINGAPORE 548329 (SERANGOON PLANNING AREA) ON LOT 02811M MK17 AT 35 JOON HIANG ROAD
Cost	$1,000,000 15MONTH(S)
Builder	POPLAR CONSTRUCTION PTE LTD
Architect	JEREMY CHAN SHAO WEI

01-Aug-2024

Permits to Commence Structural Works

Date	01-Aug-2024
Description	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL CORNER TERRACE DWELLING HOUSE WITH A MEZZANINE, AN ATTIC AND A SWIMMING POOL ON LOT 02811M MK 17 AT 35 JOON HIANG ROAD SINGAPORE 548329 (SERANGOON PLANNING AREA) ON LOT 02811M MK17 AT 35 JOON HIANG ROAD
Cost	$1,000,000 15MONTH(S)
Builder	POPLAR CONSTRUCTION PTE LTD
Architect	JEREMY CHAN SHAO WEI

07-Jul-2026

Planning Decision

Submission	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL CORNER TERRACE DWELLING HOUSE WITH A MEZZANINE, AN ATTIC AND A SWIMMING POOL ON LOT 02811M MK 17 AT 35 JOON HIANG ROAD SINGAPORE 548329 (SERANGOON PLANNING AREA)
Decision Date	07-Jul-2026
Decision Type	Written Permission
Apply Type	Extension of Written Permission for Erection of New Building
Decision No	P140723-01H2-E011

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Terrace House Tenure: Freehold Latest Contract Date: 21-Feb-2023 Area: 1,864 Sqft	$3,250,000	$1,743
Price Index	$2,610	$2,610
House Adjustment	0	$2,610
BCA Cost	$1,000,000
ML Indicative Valuation	$5,865,000
Gross Indicative Capital Gain Today	$2,615,000

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	Yangzheng Primary School	Serangoon	15 Serangoon Avenue 3, S556108	861m	51	91.0%	56	Not Applicable	Not Applicable	Not Applicable	0
2	Zhonghua Primary School	Serangoon	12 Serangoon Avenue 4, S556095	1.0km	118	100.0%	18	Not Applicable	Not Applicable	Not Applicable	74
3	Paya Lebar Methodist Girls' School (Primary)	Hougang	298 Lorong Ah Soo, S536741	1.1km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
4	CHIJ Our Lady of Good Counsel	Serangoon	2C Burghley Drive, S558979	1.3km	Not Applicable	Not Applicable	Not Applicable	58	100.0%	30	18
5	St. Gabriel's Primary School	Serangoon	220 Lorong Chuan, S556742	1.5km	Not Applicable	Not Applicable	Not Applicable	16	48.0%	33	0
6	Xinghua Primary School	Hougang	45 Hougang Avenue 1, S538882	1.8km	Not Applicable	Not Applicable	Not Applicable	105	100.0%	29	60
7	Cedar Primary School	Toa Payoh	15 Cedar Avenue, S349700	1.9km	Not Applicable	Not Applicable	Not Applicable	94	80.0%	117	68

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
33 JOON HIANG ROAD	1,845	$6,500,000 ($3,523 Psf)	28-May-2026	$7,695,505 ($3,629 Psf)	Yes / Modification After Sale	1,000,000	View
41B JOON HIANG ROAD	1,995	$4,128,000 ($2,069 Psf)	04-Sep-2024	$4,526,655 ($2,269 Psf)	N.A / N.A	0	View
68 JOON HIANG ROAD	1,794	$3,960,000 ($2,207 Psf)	13-Sep-2023	$4,999,414 ($2,731 Psf)	Yes / Modification After Sale	100,000	View
43B JOON HIANG ROAD	1,963	$4,068,000 ($2,072 Psf)	27-Jul-2023	$5,188,209 ($2,643 Psf)	N.A / N.A	0	View
35 JOON HIANG ROAD	1,864	$3,250,000 ($1,744 Psf)	21-Feb-2023	$5,865,040 ($2,610 Psf)	Yes / Modification After Sale	1,000,000	View
23 JOON HIANG ROAD	1,845	$2,800,000 ($1,518 Psf)	08-Jul-2022	$7,320,985 ($2,613 Psf)	Yes / Modification After Sale	2,500,000	View
21 JOON HIANG ROAD	1,846	$3,760,000 ($2,037 Psf)	12-May-2021	$5,312,598 ($2,613 Psf)	Yes / Modification Before Sale	489,000	View
1 JOON HIANG ROAD	9,936	$8,880,000 ($894 Psf)	24-Sep-2020	$20,100,144 ($1,904 Psf)	Yes / Modification After Sale	1,182,000	View
56 JOON HIANG ROAD	1,856	$2,880,000 ($1,552 Psf)	11-Jan-2019	$5,692,304 ($2,609 Psf)	Yes / Modification After Sale	850,000	View
47 JOON HIANG ROAD	2,715	$3,018,000 ($1,112 Psf)	25-Apr-2018	$6,173,910 ($2,274 Psf)	N.A / N.A	0	View
72 JOON HIANG ROAD	1,780	$1,900,000 ($1,067 Psf)	04-Apr-2017	$5,977,520 ($2,684 Psf)	Yes / Modification After Sale	1,200,000	View
25 JOON HIANG ROAD	1,838	$2,050,000 ($1,115 Psf)	09-May-2014	$5,378,152 ($2,604 Psf)	Yes / Modification After Sale	592,000	View
50 JOON HIANG ROAD	1,844	$2,800,000 ($1,518 Psf)	31-Jul-2013	$4,906,884 ($2,661 Psf)	N.A / N.A	0	View
31 JOON HIANG ROAD	1,836	$1,580,000 ($861 Psf)	14-Apr-2011	$5,100,868 ($2,513 Psf)	Yes / Modification After Sale	487,000	View
43A JOON HIANG ROAD	1,952	$1,530,000 ($784 Psf)	05-Apr-2011	$5,166,944 ($2,647 Psf)	N.A / N.A	0	View
27 JOON HIANG ROAD	1,842	$1,400,000 ($760 Psf)	29-Apr-2010	$5,239,146 ($2,613 Psf)	Yes / Modification After Sale	426,000	View
29 JOON HIANG ROAD	1,845	$1,380,000 ($748 Psf)	09-Apr-2010	$4,909,545 ($2,661 Psf)	N.A / N.A	0	View
76 JOON HIANG ROAD	2,199	$1,930,000 ($878 Psf)	11-Apr-2008	$5,926,305 ($2,695 Psf)	Yes / Modification Before Sale	0	View
74 JOON HIANG ROAD	1,741	$1,830,000 ($1,051 Psf)	27-Mar-2008	$4,773,822 ($2,742 Psf)	Yes / Modification Before Sale	0	View
60 JOON HIANG ROAD	2,763	$1,930,000 ($699 Psf)	18-Oct-2007	$6,609,096 ($2,392 Psf)	Yes / Modification Before Sale	0	View
46 JOON HIANG ROAD	2,506	$1,500,000 ($599 Psf)	11-Oct-2007	$5,833,968 ($2,328 Psf)	N.A / N.A	0	View
48 JOON HIANG ROAD	1,847	$925,000 ($501 Psf)	18-Apr-2007	$4,822,517 ($2,611 Psf)	Yes / Modification Before Sale	0	View
64 JOON HIANG ROAD	1,794	$1,300,000 ($725 Psf)	21-Feb-2007	$4,820,478 ($2,687 Psf)	N.A / N.A	0	View
39 JOON HIANG ROAD	1,857	$910,000 ($490 Psf)	01-Feb-2007	$4,941,477 ($2,661 Psf)	N.A / N.A	0	View
45 JOON HIANG ROAD	2,789	$1,750,000 ($627 Psf)	11-Dec-2006	$6,894,215 ($2,435 Psf)	Yes / Modification After Sale	103,000	View
45B JOON HIANG ROAD	2,719	$1,720,000 ($633 Psf)	29-Nov-2006	$6,900,822 ($2,538 Psf)	Yes / Modification Before Sale	0	View
45A JOON HIANG ROAD	2,003	$1,500,000 ($749 Psf)	15-Nov-2006	$4,985,467 ($2,489 Psf)	Yes / Modification After Sale	0	View
58 JOON HIANG ROAD	2,606	$1,210,000 ($464 Psf)	11-Sep-2006	$6,611,422 ($2,537 Psf)	Yes / Modification Before Sale	0	View
3 JOON HIANG ROAD	2,947	$1,800,000 ($611 Psf)	06-Sep-2006	$6,851,775 ($2,325 Psf)	N.A / N.A	0	View
54 JOON HIANG ROAD	1,840	$770,000 ($418 Psf)	23-Aug-2006	$4,835,360 ($2,604 Psf)	Yes / Modification After Sale	44,000	View
62 JOON HIANG ROAD	1,803	$982,000 ($545 Psf)	16-Jan-2006	$4,850,070 ($2,690 Psf)	N.A / N.A	0	View
5 JOON HIANG ROAD	2,922	$1,900,000 ($650 Psf)	28-May-2002	$6,805,338 ($2,329 Psf)	N.A / N.A	0	View
7 JOON HIANG ROAD	2,935	$1,920,000 ($654 Psf)	16-Mar-2002	$6,820,940 ($2,324 Psf)	N.A / N.A	0	View
9 JOON HIANG ROAD	3,096	$2,463,000 ($796 Psf)	23-Nov-2000	$6,755,472 ($2,182 Psf)	N.A / N.A	0	View
37A JOON HIANG ROAD	1,841	$1,090,000 ($592 Psf)	01-Feb-2000	$4,895,219 ($2,659 Psf)	N.A / N.A	0	View
53 JOON HIANG ROAD	3,199	$1,310,000 ($410 Psf)	05-Nov-1999	$7,373,695 ($2,305 Psf)	Yes / Modification After Sale	0	View
37 JOON HIANG ROAD	2,729	$1,973,067 ($723 Psf)	No Tran Since 1995	$6,203,017 ($2,273 Psf)	N.A / N.A	0	View
39A JOON HIANG ROAD	2,807	$2,029,461 ($723 Psf)	No Tran Since 1995	$6,172,593 ($2,199 Psf)	N.A / N.A	0	View
41 JOON HIANG ROAD	2,775	$2,006,325 ($723 Psf)	No Tran Since 1995	$6,163,275 ($2,221 Psf)	N.A / N.A	0	View
41A JOON HIANG ROAD	1,982	$1,432,986 ($723 Psf)	No Tran Since 1995	$5,228,516 ($2,638 Psf)	N.A / N.A	0	View
41C JOON HIANG ROAD	2,938	$2,124,174 ($723 Psf)	No Tran Since 1995	$6,428,344 ($2,188 Psf)	N.A / N.A	0	View
43 JOON HIANG ROAD	2,868	$2,073,564 ($723 Psf)	No Tran Since 1995	$6,309,600 ($2,200 Psf)	N.A / N.A	0	View
43C JOON HIANG ROAD	2,997	$2,166,831 ($723 Psf)	No Tran Since 1995	$6,545,448 ($2,184 Psf)	N.A / N.A	0	View
49 JOON HIANG ROAD	1,854	$1,340,442 ($723 Psf)	No Tran Since 1995	$4,935,348 ($2,662 Psf)	N.A / N.A	0	View
51 JOON HIANG ROAD	1,721	$1,244,283 ($723 Psf)	No Tran Since 1995	$4,780,938 ($2,778 Psf)	Yes / Modification After Sale	0	View
52 JOON HIANG ROAD	1,841	$1,331,043 ($723 Psf)	No Tran Since 1995	$4,895,219 ($2,659 Psf)	N.A / N.A	0	View
60A JOON HIANG ROAD	1,779	$1,286,217 ($723 Psf)	No Tran Since 1995	$4,899,366 ($2,754 Psf)	Yes / Modification After Sale	0	View
66 JOON HIANG ROAD	1,794	$1,297,062 ($723 Psf)	No Tran Since 1995	$4,820,478 ($2,687 Psf)	N.A / N.A	0	View
70 JOON HIANG ROAD	1,778	$1,285,494 ($723 Psf)	No Tran Since 1995	$4,848,606 ($2,727 Psf)	N.A / N.A	0	View

Showing 1–10 of 49 entries

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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.