Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 77 NERAM ROAD

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ML Indicative Values

ML Indicative Value: $10,731,900 [ (1,633 psf * 5,913 sqft) + $1,076,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $6,821,900

Net Indicative Capital Gain Today: $5,745,900

Asking Price

$8,600,000

Asking PSF: $1,448

Listing TypeSingle-Agent Listing

Posted Times4 time(s)

First Posted29-Jun-2026

Last Posted29-Sep-2026

Agent Gina Ong (R067032H)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

3 months 19 days · Based on first posted date

View Listing Details

Probable Settlement Price

$9,665,965

Transaction Info

Transaction Amount $3,910,000

PSF $661

Last Transaction 23-Nov-2009

Property Details

Land Area5,913 sqft (Area from ura.gov.sg)

Tenure999 Yrs From 01/01/1879

Property TypeSemi-Detached House

Location

Postal Code807772

District28

Area NameBEGONIA

Planning Info

Planning AreaSerangoon

Planning RegionNorth East Region

Planning SubzoneSeletar Hills

Land Registry

Mukim NumberMK18-04593L

Balance Lease999 Years

House TypeSemi-Detached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $1,076,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	29-Dec-2005	$1,950,000	$330	5,913	Resale	Semi-Detached House	URA
2	04-Feb-2008	$3,950,000	$668	5,913	Resale	Semi-Detached House	URA
3	23-Nov-2009	$3,910,000	$661	5,913	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	5,913 sqft

29-Dec-2005

Resale

Purchased Price	$1,950,000
PSF	$330
Area	5,913 sqft

01-Sep-2006

Permits to Commence Structural Works

Date	01-Sep-2006
Description	RECONSTRUCTION OF EXISTING 2STY SEMI DETACHED HOUSE ON LOT 4593 MK18 @ 77 NERAM RD
Cost	Less than S$10m
Builder	JIM BUILDERS PTE LTD
Architect	DEKO DESIGN & ASSOCIATES

25-Sep-2006

Planning Decision

Submission	PROPOSED RECONSTRUCTION OF THE EXISTING 2-STOREY SEMI-DETACHED DWELLING HOUSE WITH A NEW ATTIC
Decision Date	25-Sep-2006
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P190706-19J2

04-Feb-2008

Resale

Purchased Price	$3,950,000
PSF	$668
Area	5,913 sqft

23-Nov-2009

Resale

Purchased Price	$3,910,000
PSF	$661
Area	5,913 sqft

01-Jul-2010

Permits to Commence Structural Works

Date	01-Jul-2010
Description	A/A EXTG 2 STY DETACHED HSE WT AN ATTIC ON LOT 4593 MK18 @ 77 NERAM ROAD
Cost	Less than S$10m
Builder	NELSON DESIGN WORKS PTE. LTD.
Architect	YR2000 ENGINEERING CONSULTANTS

30-Aug-2010

Planning Decision

Submission	PROPOSED RECONSTRUCTION OF AN EXISTING 2-STOREY SEMI-DETACHED DWELLING HOUSE TO A 2-STOREY DETACHED DWELLING HOUSE WITH AN ATTIC AND A SWIMMING POOL
Decision Date	30-Aug-2010
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P230410-34I3-Z000

29-Dec-2010

Planning Decision

Submission	PROPOSED AMENDMENT TO APPROVED RECONSTRUCTION OF AN EXISTING 2-STOREY SEMI-DETACHED DWELLING HOUSE TO A 2-STOREY DETACHED DWELLING HOUSE WITH AN ATTIC AND A SWIMMING POOL
Decision Date	29-Dec-2010
Decision Type	Written Permission
Apply Type	Amendment to New Erection
Decision No	P230410-34I3-A011

01-Mar-2011

Permits to Commence Structural Works

Date	01-Mar-2011
Description	RECONSTRUCTION EXTG 2-STY SEMI-D HOUSE TO 2-STY W/ATTIC, POOL LOT 4593L MK 18 @ 77 NERAM ROAD
Cost	Less than S$10m
Builder	NELSON DESIGN WORKS PTE. LTD.
Architect	V.2 ARCHITECTS

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Semi-Detached House Tenure: 999 Yrs From 01/01/1879 Latest Contract Date: 23-Nov-2009 Area: 5,913 Sqft	$3,910,000	$661
Price Index	$1,633	$1,633
House Adjustment	0	$1,633
BCA Cost	$1,076,000
ML Indicative Valuation	$10,731,900
Gross Indicative Capital Gain Today	$6,821,900

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	Fernvale Primary School	Seng Kang	1 Fernvale Lane, S797701	904m	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	1.5km	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	Fern Green Primary School	Seng Kang	70 Fernvale Link, S797538	1.9km	Not Applicable	Not Applicable	Not Applicable	56	100.0%	40	44
6	Yio Chu Kang Primary School	Hougang	1 Hougang Street 51, S538720	2.1km	Not Applicable	Not Applicable	Not Applicable	98	100.0%	28	49

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

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