Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 11B VALLEY ROAD

ML Indicative Values

ML Indicative Value: $8,763,600 [ (2,077 psf * 3,449 sqft) + $1,600,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $4,813,600

Net Indicative Capital Gain Today: $3,213,600

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $3,950,000

PSF $1,145

Last Transaction 08-Oct-2021

Property Details

Land Area3,449 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeSemi-Detached House

Location

Postal Code534463

District19

Area NameVALLEY ROAD

Planning Info

Planning AreaHougang

Planning RegionCentral Region

Planning SubzoneLorong Ah Soo

Land Registry

Mukim NumberMK22-05023P

Balance Lease999 Years

House TypeSemi-Detached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $1,600,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	08-Oct-2021	$3,950,000	$1,145	3,449	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	Freehold
Area	3,449 sqft

08-Oct-2021

Resale

Purchased Price	$3,950,000
PSF	$1,145
Area	3,449 sqft

20-Apr-2022

Planning Decision

Submission	PROPOSED ERECTION OF A 3-STOREY ENVELOP CONTROL SEMI-DETACHED DWELLING HOUSE WITH ATTIC AND BASEMENT AND SWIMMING POOL ON LOT 05023P MK 22 AT 11B VALLEY ROAD (HOUGANG PLANNING AREA)
Decision Date	20-Apr-2022
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P111221-64C2-Z000

01-Jul-2022

Permits to Commence Structural Works

Date	01-Jul-2022
Description	PROPOSED ERECTION OF A 3-STOREY ENVELOP CONTROL SEMI-DETACHED DWELLING HOUSE WITH ATTIC AND BASEMENT AND SWIMMING POOL ON LOT 05023P MK 22 AT 11B VALLEY ROAD (HOUGANG PLANNING AREA) ON LOT 05023P MK22 AT 11B VALLEY ROAD
Cost	$1,600,000 15MONTH(S)
Builder	JIA HONG ENGINEERING PTE LTD
Architect	LAU HWAI SING

01-Oct-2022

Permits to Commence Structural Works

Date	01-Oct-2022
Description	PROPOSED ERECTION OF A 3-STOREY ENVELOP CONTROL SEMI-DETACHED DWELLING HOUSE WITH ATTIC AND BASEMENT AND SWIMMING POOL ON LOT 05023P MK 22 AT 11B VALLEY ROAD (HOUGANG PLANNING AREA) ON LOT 05023P MK22 AT 11B VALLEY ROAD
Cost	$1,600,000 15MONTH(S)
Builder	JIA HONG ENGINEERING PTE LTD
Architect	LAU HWAI SING

01-Jun-2023

Permits to Commence Structural Works

Date	01-Jun-2023
Description	PROPOSED ERECTION OF A 3-STOREY ENVELOP CONTROL SEMI-DETACHED DWELLING HOUSE WITH ATTIC AND BASEMENT AND SWIMMING POOL ON LOT 05023P MK 22 AT 11B VALLEY ROAD (HOUGANG PLANNING AREA) ON LOT 05023P MK22 AT 11B VALLEY ROAD
Cost	$1,600,000 15MONTH(S)
Builder	JIA HONG ENGINEERING PTE LTD
Architect	LAU HWAI SING

23-Aug-2023

Planning Decision

Submission	PROPOSED AMENDMENT TO APPROVED ERECTION OF A 3-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH ATTIC AND BASEMENT AND SWIMMING POOL ON LOT 05023P MK 22 AT 11B VALLEY ROAD (HOUGANG PLANNING AREA)
Decision Date	23-Aug-2023
Decision Type	Written Permission
Apply Type	Amendment to New Erection
Decision No	P111221-64C2-A011

23-Feb-2024

Temporary Occupation Permits Issued

CSC No	202488338
Date	23-Feb-2024
Description	ERECTION OF A 3-STOREY ENVELOP CONTROL SEMI-DETACHED DWELLING HOUSE WITH ATTIC AND BASEMENT AND SWIMMING POOL ON LOT 05023P MK 22 AT 11B VALLEY ROAD (HOUGANG PLANNING AREA)
Floor Area	0
Cost	$0
Architect	LAU HWAI SING

03-Jun-2024

Certificates Of Statutory Completion

CSC No	202489690
Date	03-Jun-2024
Description	ERECTION OF A 3-STOREY ENVELOP CONTROL SEMI-DETACHED DWELLING HOUSE WITH ATTIC AND BASEMENT AND SWIMMING POOL ON LOT 05023P MK 22 AT 11B VALLEY ROAD (HOUGANG PLANNING AREA)
Floor Area	0
Cost	$0
Architect	LAU HWAI SING

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Semi-Detached House Tenure: Freehold Latest Contract Date: 08-Oct-2021 Area: 3,449 Sqft	$3,950,000	$1,145
Price Index	$2,077	$2,077
House Adjustment	0	$2,077
BCA Cost	$1,600,000
ML Indicative Valuation	$8,763,600
Gross Indicative Capital Gain Today	$4,813,600

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	Xinghua Primary School	Hougang	45 Hougang Avenue 1, S538882	488m	140	100.0%	40	Not Applicable	Not Applicable	Not Applicable	60
2	Holy Innocents' Primary School	Hougang	5 Lorong Low Koon, S536451	718m	43	44.0%	97	Not Applicable	Not Applicable	Not Applicable	0
3	Xinmin Primary School	Hougang	9 Hougang Avenue 8, S538784	1.3km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
4	Paya Lebar Methodist Girls' School (Primary)	Hougang	298 Lorong Ah Soo, S536741	1.3km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
5	Montfort Junior School	Hougang	52 Hougang Avenue 8, S538786	1.3km	Not Applicable	Not Applicable	Not Applicable	104	100.0%	22	74
6	Yio Chu Kang Primary School	Hougang	1 Hougang Street 51, S538720	1.8km	Not Applicable	Not Applicable	Not Applicable	98	100.0%	28	49
7	Punggol Primary School	Hougang	61 Hougang Avenue 8, S538787	1.9km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
8	Rosyth School	Serangoon	21 Serangoon North Avenue 4, S555855	2.0km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
9	Hougang Primary School	Hougang	1 Hougang St 93, S534238	2.0km	Not Applicable	Not Applicable	Not Applicable	9	41.0%	22	0
10	Zhonghua Primary School	Serangoon	12 Serangoon Avenue 4, S556095	2.1km	Not Applicable	Not Applicable	Not Applicable	103	100.0%	24	74

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
12 VALLEY ROAD	5,076	$7,250,000 ($1,428 Psf)	22-May-2026	$9,695,160 ($1,910 Psf)	N.A / N.A	0	View
5A VALLEY ROAD	3,704	$8,280,000 ($2,235 Psf)	29-Apr-2026	$11,026,608 ($2,302 Psf)	Yes / Modification After Sale	2,500,000	View
10A VALLEY ROAD	5,118	$6,050,800 ($1,182 Psf)	06-Mar-2023	$11,664,774 ($1,693 Psf)	Yes / Modification After Sale	3,000,000	View
11A VALLEY ROAD	3,479	$4,180,000 ($1,201 Psf)	19-Nov-2021	$6,564,873 ($1,887 Psf)	Yes / Modification After Sale	0	View
11B VALLEY ROAD	3,449	$3,950,000 ($1,145 Psf)	08-Oct-2021	$8,763,573 ($2,077 Psf)	Yes / Modification After Sale	1,600,000	View
20 VALLEY ROAD	4,765	$5,188,000 ($1,089 Psf)	24-May-2021	$11,597,130 ($1,922 Psf)	Yes / Modification After Sale	2,438,800	View
5 VALLEY ROAD	3,754	$3,800,000 ($1,012 Psf)	27-Nov-2020	$10,685,572 ($2,018 Psf)	Yes / Modification After Sale	3,110,000	View
22 VALLEY ROAD	3,455	$3,400,000 ($984 Psf)	21-Jun-2017	$8,026,035 ($2,077 Psf)	Yes / Modification After Sale	850,000	View
11C VALLEY ROAD	3,451	$3,450,000 ($1,000 Psf)	22-Sep-2016	$7,167,727 ($2,077 Psf)	Yes / Modification Before Sale	0	View
9B VALLEY ROAD	3,206	$3,280,000 ($1,023 Psf)	11-Jul-2011	$6,838,398 ($2,133 Psf)	N.A / N.A	0	View
15 VALLEY ROAD	3,395	$2,968,000 ($874 Psf)	13-Apr-2011	$7,431,655 ($2,189 Psf)	Yes / Modification Before Sale	0	View
7B VALLEY ROAD	3,256	$1,980,000 ($608 Psf)	18-Aug-2008	$7,202,504 ($2,209 Psf)	Yes / Modification After Sale	10,000	View
10 VALLEY ROAD	5,172	$1,380,000 ($267 Psf)	08-Aug-2006	$8,694,132 ($1,681 Psf)	Yes / Modification Before Sale	0	View
22A VALLEY ROAD	3,399	$1,080,000 ($318 Psf)	02-Sep-2005	$6,563,469 ($1,931 Psf)	N.A / N.A	0	View
13A VALLEY ROAD	3,365	$1,330,000 ($395 Psf)	09-Sep-2002	$7,436,175 ($2,195 Psf)	Yes / Modification After Sale	50,000	View
14 VALLEY ROAD	5,006	$2,200,000 ($439 Psf)	16-Aug-2001	$9,611,520 ($1,920 Psf)	N.A / N.A	0	View
28 VALLEY ROAD	4,319	$1,900,000 ($440 Psf)	23-Apr-1999	$8,538,663 ($1,977 Psf)	Yes / Modification Before Sale	0	View
9A VALLEY ROAD	3,218	$2,310,000 ($718 Psf)	01-Jun-1997	$6,854,340 ($2,130 Psf)	N.A / N.A	0	View
9 VALLEY ROAD	3,241	$2,460,000 ($759 Psf)	04-Nov-1996	$6,550,061 ($2,021 Psf)	N.A / N.A	0	View
11 VALLEY ROAD	3,496	$2,653,464 ($759 Psf)	No Tran Since 1995	$6,586,464 ($1,884 Psf)	N.A / N.A	0	View
13 VALLEY ROAD	3,389	$2,572,251 ($759 Psf)	No Tran Since 1995	$6,916,949 ($2,041 Psf)	Yes / Modification After Sale	0	View
15A VALLEY ROAD	3,375	$2,561,625 ($759 Psf)	No Tran Since 1995	$7,408,125 ($2,195 Psf)	Yes / Modification After Sale	0	View
16 VALLEY ROAD	4,935	$3,745,665 ($759 Psf)	No Tran Since 1995	$9,198,840 ($1,864 Psf)	Yes / Modification After Sale	0	View
17 VALLEY ROAD	3,273	$2,484,207 ($759 Psf)	No Tran Since 1995	$7,239,876 ($2,212 Psf)	Yes / Modification After Sale	0	View
17A VALLEY ROAD	3,253	$2,469,027 ($759 Psf)	No Tran Since 1995	$6,388,892 ($1,964 Psf)	N.A / N.A	0	View
18 VALLEY ROAD	3,605	$2,736,195 ($759 Psf)	No Tran Since 1995	$6,726,930 ($1,866 Psf)	N.A / N.A	0	View
18A VALLEY ROAD	3,535	$2,683,065 ($759 Psf)	No Tran Since 1995	$6,638,730 ($1,878 Psf)	N.A / N.A	0	View
24 VALLEY ROAD	4,531	$3,439,029 ($759 Psf)	No Tran Since 1995	$8,713,113 ($1,923 Psf)	Yes / Modification After Sale	0	View
26 VALLEY ROAD	3,275	$2,485,725 ($759 Psf)	No Tran Since 1995	$6,435,375 ($1,965 Psf)	N.A / N.A	0	View
26A VALLEY ROAD	3,216	$2,440,944 ($759 Psf)	No Tran Since 1995	$6,814,704 ($2,119 Psf)	N.A / N.A	0	View
7 VALLEY ROAD	3,349	$2,541,891 ($759 Psf)	No Tran Since 1995	$6,537,248 ($1,952 Psf)	N.A / Modification After Sale	0	View
7A VALLEY ROAD	3,298	$2,503,182 ($759 Psf)	No Tran Since 1995	$6,477,272 ($1,964 Psf)	N.A / Modification After Sale	0	View

Showing 1–10 of 32 entries

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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.