Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 412 UPPER CHANGI ROAD

ML Indicative Values

ML Indicative Value: $10,172,900 [ (1,844 psf * 4,161 sqft) + $2,500,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $8,692,900

Net Indicative Capital Gain Today: $6,192,900

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $1,480,000

PSF $356

Last Transaction 01-Feb-2002

Property Details

Land Area4,161 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeTerrace House

Location

Postal Code486945

District16

Area NameTANAH MERAH GARDEN

Planning Info

Planning AreaBedok

Planning RegionEast Region

Planning SubzoneBedok North

Land Registry

Mukim NumberMK27-06612V

Balance Lease999 Years

House TypeTerrace House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $2,500,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	01-Feb-2002	$1,480,000	$356	4,161	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	4,161 sqft

01-Feb-2002

Resale

Purchased Price	$1,480,000
PSF	$356
Area	4,161 sqft

27-Aug-2002

Planning Decision

Submission	PROPOSED ADDITIONS & ALTERATIONS TO THE EXISTING 2-STOREY CORNER TERRACE DWELLING HOUSE WITH BASEMENT
Decision Date	27-Aug-2002
Decision Type	Written Permission
Apply Type	Addition/Alteration to Landed Housing
Decision No	P220702-14D1

01-Oct-2002

Permits to Commence Structural Works

Date	01-Oct-2002
Description	A/A TO EXTG 2ST CORNER TERR HSE WT BASEMNT ON LOT 6612V MK12 @ 412 UPP CHANGI RD
Cost	Less than S$10m
Builder	SOON CHYE CONSTRUCTION COMPANY
Architect	WATT ENGINEERING CONSULTANTS

04-Dec-2015

Planning Decision

Submission	PROPOSED RECONSTRUCTION TO A 3-STOREY ENVELOPE CONTROL CORNER TERRACE DWELLING HOUSE WITH ATTIC ON LOT MK27-06612V AT 412 UPPER CHANGI ROAD (BEDOK PLANNING AREA)
Decision Date	04-Dec-2015
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P060515-03Z3-Z000

01-Sep-2017

Permits to Commence Structural Works

Date	01-Sep-2017
Description	PROPOSED RECONSTRUCTION TO A 3-STOREY ENVELOPE CONTROL CORNER TERRACE DWELLING HOUSE WITH ATTIC ON LOT 06612V MK 27 AT 412 UPPER CHANGI ROAD (BEDOK PLANNING AREA) ON LOT 06612V MK27 AT 412 UPPER CHANGI ROAD
Cost	$2,500,000 24MONTH(S)
Builder	EVER SAN CONSTRUCTION PTE LTD
Architect	LEE CHEE PENG

11-Mar-2020

Certificates Of Statutory Completion

CSC No	202070902
Date	11-Mar-2020
Description	RECONSTRUCTION TO A 3-STOREY ENVELOPE CONTROL CORNER TERRACE DWELLING HOUSE WITH ATTIC ON LOT 06612V MK 27 AT 412 UPPER CHANGI ROAD
Floor Area	814
Cost	$2,200,000
Architect	LEE CHEE PENG

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Terrace House Tenure: Freehold Latest Contract Date: 01-Feb-2002 Area: 4,161 Sqft	$1,480,000	$356
Price Index	$1,844	$1,844
House Adjustment	0	$1,844
BCA Cost	$2,500,000
ML Indicative Valuation	$10,172,900
Gross Indicative Capital Gain Today	$8,692,900

Nearby MRT / Train Stations

Loading nearby MRT stations…

Predictive Vacancy for 2026
#	School Name	Area	Address	Distance	2C	2C (%)	Registration(2C)	2CS	2CS (%)	Registration(2CS)	Phase 3
1	Bedok Green Primary School	Bedok	1 Bedok South Ave 2, S469317	1.1km	Not Applicable	Not Applicable	Not Applicable	125	100.0%	31	88
2	Red Swastika School	Bedok	350 Bedok North Avenue 3, S469719	1.2km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
3	Changkat Primary School	Tampines	11 Simei St 3, S529896	1.3km	Not Applicable	Not Applicable	Not Applicable	166	100.0%	18	148
4	Yu Neng Primary School	Bedok	56 Bedok North St 3, S469623	1.4km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
5	Fengshan Primary School	Bedok	307 Bedok North Road, S469680	1.5km	Not Applicable	Not Applicable	Not Applicable	18	51.0%	35	0
6	Temasek Primary School	Bedok	501 Bedok South Ave 3, S469300	1.5km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
7	Junyuan Primary School	Tampines	2 Tampines Street 91, S528906	2.0km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0

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
527 UPPER CHANGI ROAD	3,265	$5,600,000 ($1,715 Psf)	13-May-2026	$5,988,010 ($1,834 Psf)	N.A / N.A	0	View
410 UPPER CHANGI ROAD	2,404	$4,000,000 ($1,664 Psf)	29-Dec-2025	$5,562,856 ($2,314 Psf)	N.A / N.A	0	View
539 UPPER CHANGI ROAD	4,312	$7,500,000 ($1,739 Psf)	22-May-2025	$9,136,178 ($1,814 Psf)	Yes / Modification Before Sale	1,314,210	View
537 UPPER CHANGI ROAD	4,307	$7,500,000 ($1,741 Psf)	22-May-2025	$9,127,108 ($1,814 Psf)	Yes / Modification Before Sale	1,314,210	View
523 UPPER CHANGI ROAD	7,354	$7,500,000 ($1,020 Psf)	30-Dec-2024	$12,734,917 ($1,496 Psf)	N.A / Modification After Sale	1,733,333	View
468L UPPER CHANGI ROAD	3,330	$4,518,228 ($1,357 Psf)	24-Sep-2024	$5,737,590 ($1,723 Psf)	Yes / Modification Before Sale	0	View
405A UPPER CHANGI ROAD	1,761	$4,428,000 ($2,514 Psf)	07-Aug-2024	$5,438,253 ($2,773 Psf)	Yes / Modification Before Sale	555,000	View
468E UPPER CHANGI ROAD	1,706	$3,288,888 ($1,928 Psf)	28-Apr-2023	$4,897,926 ($2,871 Psf)	N.A / N.A	0	View
468H UPPER CHANGI ROAD	1,747	$3,528,000 ($2,019 Psf)	22-Feb-2023	$4,861,901 ($2,783 Psf)	N.A / N.A	0	View
541 UPPER CHANGI ROAD	2,916	$4,150,000 ($1,423 Psf)	28-Dec-2022	$8,707,576 ($2,386 Psf)	Yes / Modification After Sale	1,750,000	View
468D UPPER CHANGI ROAD	1,706	$3,500,000 ($2,052 Psf)	18-Jul-2022	$4,897,926 ($2,871 Psf)	N.A / N.A	0	View
569 UPPER CHANGI ROAD	3,007	$5,432,880 ($1,807 Psf)	16-Jun-2022	$10,260,670 ($2,310 Psf)	Yes / Modification After Sale	3,314,500	View
393 UPPER CHANGI ROAD	2,930	$4,380,000 ($1,495 Psf)	03-Mar-2022	$7,558,370 ($2,409 Psf)	Yes / Modification After Sale	500,000	View
561 UPPER CHANGI ROAD	3,333	$3,500,000 ($1,050 Psf)	17-Jun-2021	$7,719,308 ($2,076 Psf)	Yes / Modification After Sale	800,000	View
517 UPPER CHANGI ROAD	1,970	$2,650,000 ($1,345 Psf)	25-Mar-2021	$5,123,970 ($2,601 Psf)	N.A / N.A	0	View
468G UPPER CHANGI ROAD	1,714	$2,520,000 ($1,470 Psf)	25-Feb-2021	$4,893,470 ($2,855 Psf)	N.A / N.A	0	View
397 UPPER CHANGI ROAD	1,914	$2,400,000 ($1,254 Psf)	18-Sep-2020	$5,024,250 ($2,625 Psf)	N.A / N.A	0	View
525A UPPER CHANGI ROAD	4,028	$4,200,000 ($1,043 Psf)	26-Jul-2018	$6,948,300 ($1,725 Psf)	Yes / Modification Before Sale	0	View
559 UPPER CHANGI ROAD	3,333	$3,600,000 ($1,080 Psf)	02-Apr-2018	$6,366,030 ($1,910 Psf)	N.A / N.A	0	View
408 UPPER CHANGI ROAD	2,209	$2,670,000 ($1,209 Psf)	14-Feb-2018	$5,944,419 ($2,691 Psf)	Yes / Modification Before Sale	0	View
387A UPPER CHANGI ROAD	1,968	$2,750,000 ($1,397 Psf)	15-Oct-2015	$5,853,312 ($2,709 Psf)	Yes / Modification Before Sale	522,000	View
405 UPPER CHANGI ROAD	1,723	$2,750,000 ($1,596 Psf)	18-Dec-2014	$5,036,212 ($2,844 Psf)	Yes / Modification Before Sale	136,000	View
527A UPPER CHANGI ROAD	1,854	$2,800,000 ($1,510 Psf)	27-Dec-2012	$4,853,772 ($2,618 Psf)	N.A / N.A	0	View
397A UPPER CHANGI ROAD	2,663	$2,670,000 ($1,003 Psf)	15-Jun-2012	$7,493,716 ($2,532 Psf)	Yes / Modification After Sale	751,000	View
400 UPPER CHANGI ROAD	2,422	$2,600,000 ($1,073 Psf)	21-May-2012	$5,604,508 ($2,314 Psf)	N.A / N.A	0	View
527B UPPER CHANGI ROAD	1,854	$1,850,000 ($998 Psf)	29-Sep-2010	$4,853,772 ($2,618 Psf)	N.A / N.A	0	View
413 UPPER CHANGI ROAD	1,810	$1,600,000 ($884 Psf)	29-Jul-2010	$5,033,430 ($2,703 Psf)	Yes / Modification After Sale	141,000	View
395A UPPER CHANGI ROAD	1,945	$1,840,000 ($946 Psf)	01-Apr-2010	$5,282,620 ($2,716 Psf)	Yes / Modification Before Sale	0	View
525 UPPER CHANGI ROAD	3,658	$2,460,000 ($672 Psf)	10-Oct-2008	$7,334,594 ($1,893 Psf)	Yes / Modification Before Sale	410,000	View
401A UPPER CHANGI ROAD	1,744	$1,350,000 ($774 Psf)	19-Mar-2008	$4,881,456 ($2,799 Psf)	N.A / N.A	0	View
389 UPPER CHANGI ROAD	1,966	$1,230,000 ($626 Psf)	16-Nov-2007	$5,425,894 ($2,709 Psf)	Yes / Modification After Sale	100,000	View
521 UPPER CHANGI ROAD	2,956	$1,488,888 ($504 Psf)	04-Sep-2007	$5,645,724 ($2,076 Psf)	N.A / N.A	0	View
468K UPPER CHANGI ROAD	2,232	$1,150,000 ($515 Psf)	04-May-2007	$5,704,992 ($2,556 Psf)	Yes / Modification Before Sale	0	View
406 UPPER CHANGI ROAD	2,738	$1,220,000 ($446 Psf)	02-Feb-2007	$5,988,006 ($2,187 Psf)	N.A / N.A	0	View
529A UPPER CHANGI ROAD	2,973	$1,385,000 ($466 Psf)	12-Aug-2004	$6,424,653 ($2,161 Psf)	N.A / N.A	0	View
399 UPPER CHANGI ROAD	2,689	$960,000 ($357 Psf)	03-Mar-2003	$5,910,422 ($2,198 Psf)	N.A / N.A	0	View
468C UPPER CHANGI ROAD	1,716	$880,000 ($513 Psf)	08-Aug-2002	$4,897,464 ($2,854 Psf)	N.A / N.A	0	View
533A UPPER CHANGI ROAD	2,986	$1,230,000 ($412 Psf)	22-Jul-2002	$6,455,732 ($2,162 Psf)	N.A / N.A	0	View
527C UPPER CHANGI ROAD	1,851	$1,424,625 ($770 Psf)	24-May-2002	$4,845,918 ($2,618 Psf)	N.A / N.A	0	View
527D UPPER CHANGI ROAD	2,476	$1,580,000 ($638 Psf)	03-May-2002	$5,551,192 ($2,242 Psf)	N.A / N.A	0	View
412 UPPER CHANGI ROAD	4,161	$1,480,000 ($356 Psf)	01-Feb-2002	$10,172,884 ($1,844 Psf)	Yes / Modification After Sale	2,500,000	View
541A UPPER CHANGI ROAD	2,968	$1,425,000 ($480 Psf)	07-Nov-2001	$6,841,240 ($2,305 Psf)	Yes / Modification Before Sale	0	View
531 UPPER CHANGI ROAD	2,921	$1,290,000 ($442 Psf)	01-Jul-2001	$6,323,965 ($2,165 Psf)	N.A / N.A	0	View
389A UPPER CHANGI ROAD	1,963	$930,000 ($474 Psf)	01-Mar-2001	$5,317,767 ($2,709 Psf)	Yes / Modification After Sale	0	View
529 UPPER CHANGI ROAD	2,927	$1,500,000 ($512 Psf)	08-Mar-2000	$6,336,955 ($2,165 Psf)	N.A / N.A	0	View
533 UPPER CHANGI ROAD	2,929	$1,398,000 ($477 Psf)	01-Mar-1999	$6,891,783 ($2,327 Psf)	Yes / Modification After Sale	76,000	View
531A UPPER CHANGI ROAD	2,977	$1,360,000 ($457 Psf)	04-Jan-1999	$6,436,274 ($2,162 Psf)	N.A / N.A	0	View
394 UPPER CHANGI ROAD	2,145	$840,000 ($392 Psf)	01-Oct-1998	$5,366,790 ($2,502 Psf)	N.A / N.A	0	View
468J UPPER CHANGI ROAD	1,706	$1,200,000 ($703 Psf)	16-Jul-1997	$4,897,926 ($2,871 Psf)	N.A / N.A	0	View
387 UPPER CHANGI ROAD	2,767	$1,341,995 ($485 Psf)	No Tran Since 1995	$5,888,176 ($2,128 Psf)	N.A / N.A	0	View
390 UPPER CHANGI ROAD	3,200	$1,552,000 ($485 Psf)	No Tran Since 1995	$6,278,400 ($1,962 Psf)	N.A / N.A	0	View
391 UPPER CHANGI ROAD	1,961	$951,085 ($485 Psf)	No Tran Since 1995	$5,118,210 ($2,610 Psf)	N.A / N.A	0	View
391A UPPER CHANGI ROAD	2,933	$1,422,505 ($485 Psf)	No Tran Since 1995	$6,153,434 ($2,098 Psf)	N.A / N.A	0	View
392 UPPER CHANGI ROAD	2,060	$999,100 ($485 Psf)	No Tran Since 1995	$5,152,060 ($2,501 Psf)	N.A / N.A	0	View
393A UPPER CHANGI ROAD	2,928	$1,420,080 ($485 Psf)	No Tran Since 1995	$6,169,296 ($2,107 Psf)	N.A / N.A	0	View
395 UPPER CHANGI ROAD	1,956	$948,660 ($485 Psf)	No Tran Since 1995	$5,105,160 ($2,610 Psf)	N.A / N.A	0	View
396 UPPER CHANGI ROAD	2,236	$1,084,460 ($485 Psf)	No Tran Since 1995	$5,464,784 ($2,444 Psf)	N.A / N.A	0	View
398 UPPER CHANGI ROAD	2,323	$1,126,655 ($485 Psf)	No Tran Since 1995	$5,526,417 ($2,379 Psf)	N.A / N.A	0	View
399A UPPER CHANGI ROAD	2,691	$1,305,135 ($485 Psf)	No Tran Since 1995	$5,912,127 ($2,197 Psf)	N.A / N.A	0	View
401 UPPER CHANGI ROAD	1,777	$861,845 ($485 Psf)	No Tran Since 1995	$4,824,555 ($2,715 Psf)	N.A / N.A	0	View
402 UPPER CHANGI ROAD	2,499	$1,212,015 ($485 Psf)	No Tran Since 1995	$7,322,542 ($2,458 Psf)	N.A / Modification After Sale	1,180,000	View
403 UPPER CHANGI ROAD	1,724	$836,140 ($485 Psf)	No Tran Since 1995	$4,846,164 ($2,811 Psf)	N.A / N.A	0	View
403A UPPER CHANGI ROAD	1,719	$833,715 ($485 Psf)	No Tran Since 1995	$4,832,109 ($2,811 Psf)	N.A / N.A	0	View
404 UPPER CHANGI ROAD	3,762	$1,824,570 ($485 Psf)	No Tran Since 1995	$6,478,164 ($1,722 Psf)	N.A / N.A	0	View
407A UPPER CHANGI ROAD	3,704	$1,796,440 ($485 Psf)	No Tran Since 1995	$7,586,144 ($1,986 Psf)	Yes / Modification After Sale	230,000	View
409 UPPER CHANGI ROAD	3,336	$1,617,960 ($485 Psf)	No Tran Since 1995	$6,188,280 ($1,855 Psf)	N.A / N.A	0	View
409A UPPER CHANGI ROAD	1,821	$883,185 ($485 Psf)	No Tran Since 1995	$4,847,502 ($2,662 Psf)	N.A / N.A	0	View
411 UPPER CHANGI ROAD	1,833	$889,005 ($485 Psf)	No Tran Since 1995	$4,881,279 ($2,663 Psf)	N.A / N.A	0	View
411A UPPER CHANGI ROAD	1,817	$881,245 ($485 Psf)	No Tran Since 1995	$4,836,854 ($2,662 Psf)	N.A / N.A	0	View
413A UPPER CHANGI ROAD	1,808	$876,880 ($485 Psf)	No Tran Since 1995	$4,906,832 ($2,704 Psf)	Yes / Modification After Sale	18,000	View
415 UPPER CHANGI ROAD	2,520	$1,222,200 ($485 Psf)	No Tran Since 1995	$6,536,680 ($2,584 Psf)	Yes / Modification After Sale	25,000	View
468 UPPER CHANGI ROAD	3,224	$1,563,640 ($485 Psf)	No Tran Since 1995	$6,331,936 ($1,964 Psf)	N.A / N.A	0	View
468A UPPER CHANGI ROAD	1,702	$825,470 ($485 Psf)	No Tran Since 1995	$4,889,846 ($2,873 Psf)	N.A / N.A	0	View
468B UPPER CHANGI ROAD	1,709	$828,865 ($485 Psf)	No Tran Since 1995	$4,903,121 ($2,869 Psf)	N.A / N.A	0	View
468F UPPER CHANGI ROAD	1,709	$828,865 ($485 Psf)	No Tran Since 1995	$4,903,121 ($2,869 Psf)	N.A / N.A	0	View
515 UPPER CHANGI ROAD	6,174	$2,994,390 ($485 Psf)	No Tran Since 1995	$5,423,242 ($1,464 Psf)	Yes / Modification After Sale	0	View
519 UPPER CHANGI ROAD	1,961	$951,085 ($485 Psf)	No Tran Since 1995	$5,100,561 ($2,601 Psf)	N.A / N.A	0	View
543 UPPER CHANGI ROAD	15,186	$7,365,210 ($485 Psf)	No Tran Since 1995	$23,933,136 ($1,576 Psf)	N.A / N.A	0	View
555 UPPER CHANGI ROAD	5,599	$2,715,515 ($485 Psf)	No Tran Since 1995	$9,960,621 ($1,779 Psf)	Yes / Modification After Sale	0	View
557 UPPER CHANGI ROAD	4,030	$1,954,550 ($485 Psf)	No Tran Since 1995	$7,266,090 ($1,803 Psf)	Yes / Modification After Sale	0	View
567 UPPER CHANGI ROAD	3,046	$1,477,310 ($485 Psf)	No Tran Since 1995	$9,982,194 ($2,189 Psf)	Yes / Modification After Sale	3,314,500	View

Showing 1–10 of 81 entries

Page 1 / 9

Asking Price vs ML Valuation

Asking Price vs ML Valuation Map

Asking Price above ML (overpriced) Asking Price at/below ML

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.