Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 38A RECREATION ROAD

ML Indicative Values

ML Indicative Value: $6,031,300 [ (2,671 psf * 1,996 sqft) + $700,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $2,831,300

Net Indicative Capital Gain Today: $2,131,300

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $3,200,000

PSF $1,603

Last Transaction 26-Nov-2020

Property Details

Land Area1,996 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeTerrace House

Location

Postal Code546537

District19

Area NameRECREATION LANE

Planning Info

Planning AreaSerangoon

Planning RegionNorth East Region

Planning SubzoneSerangoon Central

Land Registry

Mukim NumberMK17-08011W

Balance Lease999 Years

House TypeTerrace House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $700,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	15-Apr-1999	$1,200,000	$601	1,996	New Sale	Terrace House	URA
2	26-Nov-2020	$3,200,000	$1,603	1,996	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	1,996 sqft

15-Apr-1999

New Sale

Purchased Price	$1,200,000
PSF	$601
Area	1,996 sqft

26-Nov-2020

Resale

Purchased Price	$3,200,000
PSF	$1,603
Area	1,996 sqft

10-Sep-2021

Planning Decision

Submission	PROPOSED ADDITIONS & ALTERATIONS TO EXISTING 3-STOREY TERRACE DWELLING HOUSE ON LOT 08011W MK17 AT 38A RECREATION ROAD (SERANGOON SOUTH 2 PLANNING AREA)
Decision Date	10-Sep-2021
Decision Type	Authorized Work
Apply Type	Addition/Alteration to Landed Housing
Decision No	P050921-10H1-Z000

01-Apr-2022

Permits to Commence Structural Works

Date	01-Apr-2022
Description	PROPOSED ADDITIONS & ALTERATIONS TO EXISTING 3-STOREY TERRACE DWELLING HOUSE ON LOT 08011W MK17 AT 38A RECREATION ROAD (SERANGOON SOUTH 2 PLANNING AREA) ON LOT 08011W MK17 AT 38A RECREATION ROAD
Cost	$700,000 12MONTH(S)
Builder	R3 ENGINEERING PTE LTD
Architect	LUCAS CHEN YUXUN

23-May-2023

Planning Decision

Submission	PROPOSED ADDITIONS & ALTERATIONS OF AN EXISTING 3-STOREY TERRACE DWELLING HOUSE TO A 3-STOREY TERRACE DWELLING HOUSE WITH AN ATTIC ON LOT 08011W MK17 AT 38A RECREATION ROAD S546537 (SERANGOON SOUTH 2 PLANNING AREA)
Decision Date	23-May-2023
Decision Type	Authorized Work
Apply Type	Addition/Alteration to Landed Housing
Decision No	P030523-17H1-Z000

07-Nov-2023

Certificates Of Statutory Completion

CSC No	202386823
Date	07-Nov-2023
Description	PROPOSED ADDITIONS & ALTERATIONS OF AN EXISTING 3-STOREY TERRACE DWELLING HOUSE TO A 3-STOREY TERRACE DWELLING HOUSE WITH AN ATTIC ON LOT 08011W MK17 AT 38A RECREATION ROAD (SERANGOON SOUTH 2 PLANNING AREA)
Floor Area	0
Cost	$0
Architect	LUCAS CHEN YUXUN

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Terrace House Tenure: Freehold Latest Contract Date: 26-Nov-2020 Area: 1,996 Sqft	$3,200,000	$1,603
Price Index	$2,671	$2,671
House Adjustment	0	$2,671
BCA Cost	$700,000
ML Indicative Valuation	$6,031,300
Gross Indicative Capital Gain Today	$2,831,300

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	830m	51	91.0%	56	Not Applicable	Not Applicable	Not Applicable	0
2	Zhonghua Primary School	Serangoon	12 Serangoon Avenue 4, S556095	959m	118	100.0%	18	Not Applicable	Not Applicable	Not Applicable	74
3	Paya Lebar Methodist Girls' School (Primary)	Hougang	298 Lorong Ah Soo, S536741	1.2km	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	1.4km	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
11 RECREATION ROAD	1,925	$4,000,000 ($2,078 Psf)	23-Feb-2026	$5,110,875 ($2,655 Psf)	N.A / N.A	0	View
6 RECREATION ROAD	2,622	$5,800,000 ($2,212 Psf)	04-Aug-2025	$6,214,140 ($2,370 Psf)	N.A / N.A	0	View
29 RECREATION ROAD	3,076	$6,400,000 ($2,081 Psf)	27-Mar-2025	$6,407,308 ($2,083 Psf)	N.A / N.A	0	View
38 RECREATION ROAD	2,836	$5,200,000 ($1,834 Psf)	03-Jul-2024	$6,242,036 ($2,201 Psf)	N.A / N.A	0	View
46 RECREATION ROAD	3,306	$5,700,000 ($1,724 Psf)	21-Mar-2024	$6,664,896 ($2,016 Psf)	N.A / N.A	0	View
15 RECREATION ROAD	1,934	$4,600,000 ($2,378 Psf)	14-Apr-2023	$5,488,572 ($2,658 Psf)	Yes / Modification Before Sale	348,000	View
7 RECREATION ROAD	3,157	$3,570,000 ($1,131 Psf)	09-Nov-2021	$6,446,594 ($2,042 Psf)	N.A / N.A	0	View
11A RECREATION ROAD	1,930	$3,180,000 ($1,648 Psf)	19-May-2021	$5,224,150 ($2,655 Psf)	Yes / Modification After Sale	100,000	View
38A RECREATION ROAD	1,996	$3,200,000 ($1,603 Psf)	26-Nov-2020	$6,031,316 ($2,671 Psf)	Yes / Modification After Sale	700,000	View
19B RECREATION ROAD	2,758	$3,530,000 ($1,280 Psf)	02-Apr-2018	$6,961,192 ($2,524 Psf)	Yes / Modification Before Sale	0	View
2 RECREATION ROAD	7,065	$6,100,000 ($863 Psf)	31-Jul-2017	$16,804,485 ($1,869 Psf)	Yes / Modification After Sale	3,600,000	View
19A RECREATION ROAD	2,052	$3,200,000 ($1,559 Psf)	17-Apr-2013	$5,230,548 ($2,549 Psf)	Yes / Modification Before Sale	0	View
4 RECREATION ROAD	2,631	$2,830,000 ($1,076 Psf)	25-Jul-2011	$6,501,201 ($2,471 Psf)	N.A / N.A	0	View
26 RECREATION ROAD	2,871	$3,000,000 ($1,045 Psf)	19-Apr-2010	$7,817,953 ($2,543 Psf)	Yes / Modification After Sale	517,000	View
28 RECREATION ROAD	2,829	$2,930,000 ($1,036 Psf)	23-Mar-2010	$7,388,489 ($2,541 Psf)	Yes / Modification After Sale	200,000	View
22 RECREATION ROAD	2,896	$2,600,000 ($898 Psf)	25-Sep-2009	$7,816,320 ($2,545 Psf)	Yes / Modification Before Sale	446,000	View
48 RECREATION ROAD	2,834	$1,680,000 ($593 Psf)	28-May-2009	$7,201,194 ($2,541 Psf)	Yes / Modification Before Sale	0	View
8 RECREATION ROAD	2,625	$1,718,000 ($654 Psf)	17-Mar-2009	$6,486,375 ($2,471 Psf)	N.A / N.A	0	View
50 RECREATION ROAD	3,115	$1,770,000 ($568 Psf)	13-Jul-2007	$7,547,645 ($2,423 Psf)	Yes / Modification Before Sale	0	View
14 RECREATION ROAD	2,822	$1,770,000 ($627 Psf)	19-Jan-2007	$6,580,904 ($2,332 Psf)	N.A / N.A	0	View
5E RECREATION ROAD	2,890	$1,100,000 ($381 Psf)	30-Aug-2006	$7,016,990 ($2,391 Psf)	Yes / Modification After Sale	107,000	View
27 RECREATION ROAD	5,762	$1,620,000 ($281 Psf)	13-Apr-2004	$11,949,094 ($1,987 Psf)	Yes / Modification After Sale	500,000	View
10 RECREATION ROAD	2,626	$1,620,000 ($617 Psf)	29-Jul-2003	$6,488,846 ($2,471 Psf)	N.A / N.A	0	View
19 RECREATION ROAD	2,751	$1,500,000 ($545 Psf)	06-Feb-2002	$7,179,781 ($2,531 Psf)	Yes / Modification Before Sale	217,000	View
17 RECREATION ROAD	1,948	$1,005,000 ($516 Psf)	01-Jul-2001	$5,156,356 ($2,647 Psf)	N.A / N.A	0	View
9A RECREATION ROAD	1,920	$1,176,000 ($613 Psf)	01-Apr-2000	$5,105,280 ($2,659 Psf)	N.A / N.A	0	View
38B RECREATION ROAD	1,983	$1,198,000 ($604 Psf)	15-Apr-1999	$5,231,154 ($2,638 Psf)	N.A / N.A	0	View
38C RECREATION ROAD	2,787	$1,310,000 ($470 Psf)	15-Apr-1999	$6,120,252 ($2,196 Psf)	Yes / Modification After Sale	0	View
44 RECREATION ROAD	3,550	$1,650,000 ($465 Psf)	17-Dec-1996	$7,561,500 ($2,130 Psf)	Yes / Modification After Sale	0	View
12 RECREATION ROAD	2,626	$1,898,598 ($723 Psf)	No Tran Since 1995	$6,488,846 ($2,471 Psf)	N.A / N.A	0	View
15A RECREATION ROAD	1,939	$1,401,897 ($723 Psf)	No Tran Since 1995	$5,146,106 ($2,654 Psf)	N.A / N.A	0	View
17A RECREATION ROAD	3,232	$2,336,736 ($723 Psf)	No Tran Since 1995	$6,518,944 ($2,017 Psf)	N.A / N.A	0	View
21 RECREATION ROAD	5,631	$4,071,213 ($723 Psf)	No Tran Since 1995	$9,629,010 ($1,710 Psf)	Yes / Modification After Sale	0	View
24 RECREATION ROAD	2,892	$2,090,916 ($723 Psf)	No Tran Since 1995	$7,735,468 ($2,329 Psf)	Yes / Modification After Sale	1,000,000	View
25 RECREATION ROAD	8,206	$5,932,938 ($723 Psf)	No Tran Since 1995	$15,689,306 ($1,851 Psf)	Yes / Modification After Sale	500,000	View
30 RECREATION ROAD	2,704	$1,954,992 ($723 Psf)	No Tran Since 1995	$6,170,528 ($2,282 Psf)	N.A / Modification After Sale	0	View
32 RECREATION ROAD	1,775	$1,283,325 ($723 Psf)	No Tran Since 1995	$4,835,100 ($2,724 Psf)	N.A / N.A	0	View
34 RECREATION ROAD	1,882	$1,360,686 ($723 Psf)	No Tran Since 1995	$5,165,946 ($2,653 Psf)	Yes / Modification After Sale	173,000	View
36 RECREATION ROAD	2,876	$2,079,348 ($723 Psf)	No Tran Since 1995	$6,324,324 ($2,199 Psf)	N.A / N.A	0	View
40 RECREATION ROAD	3,013	$2,178,399 ($723 Psf)	No Tran Since 1995	$6,215,819 ($2,063 Psf)	N.A / N.A	0	View
40A RECREATION ROAD	2,004	$1,448,892 ($723 Psf)	No Tran Since 1995	$5,042,064 ($2,516 Psf)	N.A / N.A	0	View
42 RECREATION ROAD	1,983	$1,433,709 ($723 Psf)	No Tran Since 1995	$5,231,154 ($2,638 Psf)	N.A / N.A	0	View
42A RECREATION ROAD	3,021	$2,184,183 ($723 Psf)	No Tran Since 1995	$6,226,281 ($2,061 Psf)	N.A / N.A	0	View
5 RECREATION ROAD	5,372	$3,883,956 ($723 Psf)	No Tran Since 1995	$8,772,476 ($1,633 Psf)	N.A / N.A	0	View
5A RECREATION ROAD	1,847	$1,335,381 ($723 Psf)	No Tran Since 1995	$4,914,867 ($2,661 Psf)	N.A / N.A	0	View
5B RECREATION ROAD	1,848	$1,336,104 ($723 Psf)	No Tran Since 1995	$4,917,528 ($2,661 Psf)	N.A / N.A	0	View
5C RECREATION ROAD	1,849	$1,336,827 ($723 Psf)	No Tran Since 1995	$4,920,189 ($2,661 Psf)	N.A / N.A	0	View
5D RECREATION ROAD	1,850	$1,337,550 ($723 Psf)	No Tran Since 1995	$4,922,850 ($2,661 Psf)	N.A / N.A	0	View
7A RECREATION ROAD	1,909	$1,380,207 ($723 Psf)	No Tran Since 1995	$5,077,940 ($2,660 Psf)	N.A / N.A	0	View
9 RECREATION ROAD	1,914	$1,383,822 ($723 Psf)	No Tran Since 1995	$5,089,326 ($2,659 Psf)	N.A / N.A	0	View

Showing 1–10 of 50 entries

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Asking Price vs ML Valuation

Asking Price vs ML Valuation Map

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