Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 74 LORONG PISANG EMAS

ML Indicative Values

ML Indicative Value: $11,772,100 [ (2,643 psf * 3,319 sqft) + $3,000,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $6,072,100

Net Indicative Capital Gain Today: $3,072,100

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $5,700,000

PSF $1,718

Last Transaction 04-Jul-2022

Property Details

Land Area3,319 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeSemi-Detached House

Location

Postal Code597891

District21

Area NameHOOVER PARK

Planning Info

Planning AreaBukit Timah

Planning RegionCentral Region

Planning SubzoneAnak Bukit

Land Registry

Mukim NumberMK10-01347T

Balance Lease999 Years

House TypeSemi-Detached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $3,000,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	22-Aug-1996	$1,888,000	$569	3,319	Resale	Semi-Detached House	URA
2	04-Jul-2022	$5,700,000	$1,718	3,319	Resale	Semi-Detached House	URA

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Source
1	14-Jul-2022	$5,700,000	1,718.00	3,318	Others

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	3,319 sqft

22-Aug-1996

Resale

Purchased Price	$1,888,000
PSF	$569
Area	3,319 sqft

05-Jun-1998

Planning Decision

Submission	Erection of a 2 Storey Semi-Detached Dwelling House with a Basement Carpark and an Attic
Decision Date	05-Jun-1998
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P270398-09F2-Z000

26-Aug-1998

Planning Decision

Submission	AMENDMENT TO APPROVED 2-STOREY SEMI-DETACHED HOUSE WITH A BASEMENT CARPARK 7 AN ATTIC
Decision Date	26-Aug-1998
Decision Type	Written Permission
Apply Type	Amendment to New Erection
Decision No	P270398-09F2-A011

01-Apr-2000

Permits to Commence Structural Works

Date	01-Apr-2000
Description	ERECTN 2STY SEMI-D HSE WT B/CARPK & ATTIC @ 74 LOR PISANG EMAS
Cost	Less than S$10m
Builder	KIAT LEE LANDSCAPE & BUILDING PTE LTD
Architect	S A LIM ARCHITECTS

10-Jun-2000

Planning Decision

Submission	PROPOSED ERECTION OF A 2-STOREY DETACHED DWELLING HOUSE WITH A BASEMENT CARPARK AND AN ATTIC
Decision Date	10-Jun-2000
Decision Type	Written Permission
Apply Type	Extension of Written Permission for Erection of New Building
Decision No	P270398-09F2-E01

04-Jul-2022

Resale

Purchased Price	$5,700,000
PSF	$1,718
Area	3,319 sqft

01-Jun-2023

Permits to Commence Structural Works

Date	01-Jun-2023
Description	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH BASEMENT AND ATTIC ON LOT 01347T MK10 AT 74 LORONG PISANG EMAS SINGAPORE 597891 (BUKIT TIMAH PLANNING AREA) ON LOT 01347T MK10 AT 74 LORONG PISANG EMAS
Cost	$3,000,000 14MONTH(S)
Builder	KIM CHENG CONSTRUCTION PTE LTD
Architect	POON CHIP WAH

06-Oct-2023

Planning Decision

Submission	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH BASEMENT AND ATTIC (BUKIT TIMAH PLANNING AREA)
Decision Date	06-Oct-2023
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P260123-09B2-Z000

25-Sep-2025

Planning Decision

Submission	PROPOSED NEW ERECTION OF A 3-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH BASEMENT AND ATTIC
Decision Date	25-Sep-2025
Decision Type	Written Permission
Apply Type	Extension of Written Permission for Erection of New Building
Decision No	P260123-09B2-E011

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Semi-Detached House Tenure: Freehold Latest Contract Date: 04-Jul-2022 Area: 3,319 Sqft	$5,700,000	$1,718
Price Index	$2,643	$2,643
House Adjustment	0	$2,643
BCA Cost	$3,000,000
ML Indicative Valuation	$11,772,100
Gross Indicative Capital Gain Today	$6,072,100

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	Pei Hwa Presbyterian Primary School	Bukit Timah	7 Pei Wah Avenue, S597610	864m	41	77.0%	53	Not Applicable	Not Applicable	Not Applicable	0
2	Bukit Timah Primary School	Bukit Timah	111 Lorong Kismis, S598112	957m	124	100.0%	114	Not Applicable	Not Applicable	Not Applicable	7
3	Keming Primary School	Bukit Batok	90 Bukit Batok East Avenue 6, S659762	1.7km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
4	Methodist Girls' School (Primary)	Bukit Timah	11 Blackmore Drive, S599986	1.8km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
5	Bukit View Primary School	Bukit Batok	18 Bukit Batok Street 21, S659634	2.1km	Not Applicable	Not Applicable	Not Applicable	96	100.0%	39	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
97 LORONG PISANG EMAS	3,383	$6,380,000 ($1,886 Psf)	17-Nov-2025	$7,496,728 ($2,216 Psf)	N.A / N.A	0	View
76 LORONG PISANG EMAS	3,338	$8,380,000 ($2,510 Psf)	11-Aug-2025	$10,623,272 ($2,644 Psf)	Yes / Modification Before Sale	1,797,600	View
42 LORONG PISANG EMAS	3,462	$5,880,000 ($1,698 Psf)	19-Jul-2024	$9,073,264 ($2,072 Psf)	Yes / Modification After Sale	1,900,000	View
74 LORONG PISANG EMAS	3,319	$5,700,000 ($1,717 Psf)	04-Jul-2022	$11,772,117 ($2,643 Psf)	Yes / Modification After Sale	3,000,000	View
36 LORONG PISANG EMAS	2,125	$3,500,000 ($1,647 Psf)	28-Sep-2021	$7,600,500 ($3,012 Psf)	Yes / Modification After Sale	1,200,000	View
61 LORONG PISANG EMAS	3,464	$6,160,000 ($1,778 Psf)	19-Jul-2021	$9,321,656 ($2,579 Psf)	Yes / Modification Before Sale	388,000	View
65 LORONG PISANG EMAS	3,460	$3,800,000 ($1,098 Psf)	24-May-2021	$8,344,380 ($2,403 Psf)	Yes / Modification After Sale	30,000	View
95 LORONG PISANG EMAS	3,383	$4,618,000 ($1,365 Psf)	26-Mar-2021	$9,646,434 ($2,652 Psf)	Yes / Modification After Sale	674,718	View
55 LORONG PISANG EMAS	2,164	$3,880,000 ($1,793 Psf)	15-Oct-2020	$7,654,052 ($3,293 Psf)	Yes / Modification Before Sale	528,000	View
67 LORONG PISANG EMAS	3,315	$4,900,000 ($1,478 Psf)	26-Dec-2019	$8,761,545 ($2,643 Psf)	Yes / Modification Before Sale	0	View
2 LORONG PISANG EMAS	3,148	$2,900,000 ($921 Psf)	29-Nov-2018	$9,193,680 ($2,660 Psf)	Yes / Modification After Sale	820,000	View
91 LORONG PISANG EMAS	3,348	$4,200,000 ($1,254 Psf)	11-Dec-2017	$10,928,984 ($2,658 Psf)	Yes / Modification After Sale	2,030,000	View
73 LORONG PISANG EMAS	3,463	$4,080,000 ($1,178 Psf)	05-Oct-2016	$10,431,077 ($2,579 Psf)	Yes / Modification After Sale	1,500,000	View
40 LORONG PISANG EMAS	2,169	$1,800,000 ($830 Psf)	23-Dec-2014	$5,973,426 ($2,754 Psf)	N.A / N.A	0	View
28 LORONG PISANG EMAS	2,021	$3,400,000 ($1,682 Psf)	19-Nov-2012	$5,966,047 ($2,907 Psf)	N.A / Modification Before Sale	91,000	View
16 LORONG PISANG EMAS	2,983	$4,480,000 ($1,502 Psf)	11-Oct-2012	$8,411,825 ($2,775 Psf)	Yes / Modification Before Sale	134,000	View
33 LORONG PISANG EMAS	2,114	$2,600,000 ($1,230 Psf)	07-Aug-2012	$6,971,824 ($3,016 Psf)	Yes / Modification After Sale	596,000	View
26 LORONG PISANG EMAS	1,999	$3,350,000 ($1,676 Psf)	29-Mar-2012	$6,057,150 ($2,850 Psf)	Yes / Modification Before Sale	360,000	View
19 LORONG PISANG EMAS	1,987	$3,500,000 ($1,761 Psf)	15-Nov-2011	$6,304,754 ($2,942 Psf)	Yes / Modification Before Sale	459,000	View
53 LORONG PISANG EMAS	3,775	$3,330,000 ($882 Psf)	03-Sep-2010	$9,611,150 ($2,546 Psf)	Yes / Modification Before Sale	0	View
72 LORONG PISANG EMAS	3,333	$2,200,000 ($660 Psf)	16-Sep-2008	$7,465,920 ($2,240 Psf)	N.A / N.A	0	View
66 LORONG PISANG EMAS	3,309	$3,200,000 ($967 Psf)	04-Aug-2008	$9,116,687 ($2,643 Psf)	Yes / Modification Before Sale	371,000	View
22 LORONG PISANG EMAS	1,955	$1,300,000 ($665 Psf)	25-Apr-2008	$6,545,385 ($2,947 Psf)	Yes / Modification After Sale	784,000	View
31 LORONG PISANG EMAS	2,960	$2,730,000 ($922 Psf)	05-Jul-2007	$8,651,960 ($2,776 Psf)	Yes / Modification Before Sale	435,000	View
4 LORONG PISANG EMAS	1,928	$780,000 ($405 Psf)	10-Aug-2006	$6,063,520 ($2,965 Psf)	Yes / Modification After Sale	347,000	View
39 LORONG PISANG EMAS	2,165	$1,148,000 ($530 Psf)	06-Jan-2006	$6,555,640 ($3,016 Psf)	Yes / Modification Before Sale	26,000	View
15 LORONG PISANG EMAS	2,894	$990,000 ($342 Psf)	29-Apr-2005	$8,481,896 ($2,784 Psf)	Yes / Modification After Sale	425,000	View
89 LORONG PISANG EMAS	3,348	$1,425,000 ($426 Psf)	28-Jul-2004	$8,898,984 ($2,658 Psf)	Yes / Modification Before Sale	0	View
87 LORONG PISANG EMAS	3,569	$1,150,000 ($322 Psf)	12-Jan-2004	$9,486,606 ($2,574 Psf)	Yes / Modification After Sale	300,000	View
1 LORONG PISANG EMAS	3,102	$1,060,000 ($342 Psf)	18-Aug-2003	$8,660,524 ($2,662 Psf)	Yes / Modification After Sale	403,000	View
14 LORONG PISANG EMAS	1,941	$1,080,000 ($556 Psf)	01-Apr-2003	$6,214,770 ($2,970 Psf)	Yes / Modification After Sale	450,000	View
71 LORONG PISANG EMAS	3,334	$1,400,000 ($420 Psf)	17-Jun-2002	$9,048,096 ($2,644 Psf)	Yes / Modification After Sale	233,000	View
50 LORONG PISANG EMAS	3,354	$1,620,000 ($483 Psf)	06-Oct-2000	$9,058,932 ($2,658 Psf)	Yes / Modification After Sale	144,000	View
17 LORONG PISANG EMAS	2,922	$1,200,000 ($411 Psf)	01-Mar-2000	$8,798,160 ($2,780 Psf)	Yes / Modification After Sale	675,000	View
51 LORONG PISANG EMAS	3,632	$1,430,000 ($394 Psf)	01-Jun-1999	$10,964,976 ($2,568 Psf)	Yes / Modification After Sale	1,638,000	View
46 LORONG PISANG EMAS	3,542	$1,180,000 ($333 Psf)	26-Apr-1999	$8,490,174 ($2,397 Psf)	N.A / Modification After Sale	0	View
27 LORONG PISANG EMAS	2,049	$680,000 ($332 Psf)	30-Nov-1998	$6,277,931 ($3,019 Psf)	Yes / Modification After Sale	92,000	View
93 LORONG PISANG EMAS	3,375	$1,033,000 ($306 Psf)	04-Nov-1998	$8,953,875 ($2,653 Psf)	Yes / Modification After Sale	0	View
59 LORONG PISANG EMAS	4,197	$1,000,000 ($238 Psf)	05-Oct-1998	$10,303,922 ($2,426 Psf)	Yes / Modification After Sale	122,000	View
32 LORONG PISANG EMAS	2,944	$1,060,000 ($360 Psf)	15-May-1998	$8,449,216 ($2,639 Psf)	N.A / Modification After Sale	680,000	View
18 LORONG PISANG EMAS	2,990	$1,500,000 ($502 Psf)	07-Dec-1995	$8,988,250 ($2,775 Psf)	Yes / Modification After Sale	691,000	View
78 LORONG PISANG EMAS	3,382	$2,620,000 ($775 Psf)	01-Sep-1995	$8,969,064 ($2,652 Psf)	Yes / Modification Before Sale	0	View
10 LORONG PISANG EMAS	1,936	$1,186,768 ($613 Psf)	No Tran Since 1995	$5,531,152 ($2,857 Psf)	N.A / N.A	0	View
11 LORONG PISANG EMAS	1,935	$1,186,155 ($613 Psf)	No Tran Since 1995	$5,526,360 ($2,856 Psf)	N.A / N.A	0	View
12 LORONG PISANG EMAS	1,940	$1,189,220 ($613 Psf)	No Tran Since 1995	$5,540,640 ($2,856 Psf)	N.A / N.A	0	View
13 LORONG PISANG EMAS	1,944	$1,191,672 ($613 Psf)	No Tran Since 1995	$6,090,680 ($2,970 Psf)	Yes / Modification After Sale	317,000	View
20 LORONG PISANG EMAS	1,937	$1,187,381 ($613 Psf)	No Tran Since 1995	$5,534,009 ($2,857 Psf)	N.A / N.A	0	View
21 LORONG PISANG EMAS	1,996	$1,223,548 ($613 Psf)	No Tran Since 1995	$5,660,656 ($2,836 Psf)	N.A / N.A	0	View
23 LORONG PISANG EMAS	2,014	$1,234,582 ($613 Psf)	No Tran Since 1995	$5,435,786 ($2,699 Psf)	N.A / N.A	0	View
24 LORONG PISANG EMAS	1,975	$1,210,675 ($613 Psf)	No Tran Since 1995	$5,603,075 ($2,837 Psf)	N.A / N.A	0	View
25 LORONG PISANG EMAS	2,032	$1,245,616 ($613 Psf)	No Tran Since 1995	$5,476,240 ($2,695 Psf)	N.A / N.A	0	View
29 LORONG PISANG EMAS	2,923	$1,791,799 ($613 Psf)	No Tran Since 1995	$8,949,940 ($2,780 Psf)	Yes / Modification After Sale	824,000	View
3 LORONG PISANG EMAS	1,898	$1,163,474 ($613 Psf)	No Tran Since 1995	$5,828,284 ($2,958 Psf)	Yes / Modification After Sale	214,000	View
30 LORONG PISANG EMAS	2,888	$1,770,344 ($613 Psf)	No Tran Since 1995	$7,878,312 ($2,649 Psf)	N.A / Modification After Sale	228,000	View
34 LORONG PISANG EMAS	2,102	$1,288,526 ($613 Psf)	No Tran Since 1995	$5,826,744 ($2,772 Psf)	N.A / N.A	0	View
35 LORONG PISANG EMAS	2,130	$1,305,690 ($613 Psf)	No Tran Since 1995	$5,736,090 ($2,693 Psf)	N.A / N.A	0	View
37 LORONG PISANG EMAS	2,148	$1,316,724 ($613 Psf)	No Tran Since 1995	$5,960,700 ($2,775 Psf)	N.A / N.A	0	View
38 LORONG PISANG EMAS	2,146	$1,315,498 ($613 Psf)	No Tran Since 1995	$5,950,858 ($2,773 Psf)	N.A / N.A	0	View
41 LORONG PISANG EMAS	3,777	$2,315,301 ($613 Psf)	No Tran Since 1995	$9,446,626 ($2,338 Psf)	Yes / Modification After Sale	616,000	View
43 LORONG PISANG EMAS	3,330	$2,041,290 ($613 Psf)	No Tran Since 1995	$8,797,860 ($2,642 Psf)	Yes / Modification After Sale	0	View
44 LORONG PISANG EMAS	4,682	$2,870,066 ($613 Psf)	No Tran Since 1995	$10,038,208 ($2,144 Psf)	N.A / N.A	0	View
45 LORONG PISANG EMAS	3,337	$2,045,581 ($613 Psf)	No Tran Since 1995	$7,454,858 ($2,234 Psf)	N.A / N.A	0	View
48 LORONG PISANG EMAS	3,569	$2,187,797 ($613 Psf)	No Tran Since 1995	$7,669,781 ($2,149 Psf)	N.A / N.A	0	View
5 LORONG PISANG EMAS	1,908	$1,169,604 ($613 Psf)	No Tran Since 1995	$5,456,880 ($2,860 Psf)	N.A / N.A	0	View
52 LORONG PISANG EMAS	3,445	$2,111,785 ($613 Psf)	No Tran Since 1995	$7,499,765 ($2,177 Psf)	N.A / N.A	0	View
54 LORONG PISANG EMAS	3,359	$2,059,067 ($613 Psf)	No Tran Since 1995	$8,457,525 ($2,475 Psf)	N.A / Modification After Sale	144,000	View
56 LORONG PISANG EMAS	3,370	$2,065,810 ($613 Psf)	No Tran Since 1995	$7,474,660 ($2,218 Psf)	N.A / N.A	0	View
58 LORONG PISANG EMAS	3,285	$2,013,705 ($613 Psf)	No Tran Since 1995	$8,692,110 ($2,646 Psf)	Yes / Modification After Sale	0	View
6 LORONG PISANG EMAS	3,305	$1,470,725 ($445 Psf)	No Tran Since 1995	$6,844,655 ($2,071 Psf)	N.A / N.A	0	View
60 LORONG PISANG EMAS	3,257	$1,996,541 ($613 Psf)	No Tran Since 1995	$8,637,564 ($2,652 Psf)	Yes / Modification After Sale	0	View
62 LORONG PISANG EMAS	3,368	$2,064,584 ($613 Psf)	No Tran Since 1995	$7,470,224 ($2,218 Psf)	N.A / N.A	0	View
63 LORONG PISANG EMAS	3,667	$2,247,871 ($613 Psf)	No Tran Since 1995	$10,543,516 ($2,548 Psf)	Yes / Modification After Sale	1,200,000	View
64 LORONG PISANG EMAS	3,264	$2,000,832 ($613 Psf)	No Tran Since 1995	$8,652,864 ($2,651 Psf)	Yes / Modification After Sale	0	View
68 LORONG PISANG EMAS	3,309	$2,028,417 ($613 Psf)	No Tran Since 1995	$8,755,687 ($2,643 Psf)	Yes / Modification After Sale	10,000	View
69 LORONG PISANG EMAS	3,313	$2,030,869 ($613 Psf)	No Tran Since 1995	$7,421,120 ($2,240 Psf)	N.A / N.A	0	View
7 LORONG PISANG EMAS	1,917	$1,175,121 ($613 Psf)	No Tran Since 1995	$7,033,901 ($2,953 Psf)	Yes / Modification After Sale	1,373,000	View
70 LORONG PISANG EMAS	3,338	$2,046,194 ($613 Psf)	No Tran Since 1995	$7,453,754 ($2,233 Psf)	N.A / N.A	0	View
75 LORONG PISANG EMAS	5,409	$3,315,717 ($613 Psf)	No Tran Since 1995	$10,953,225 ($2,025 Psf)	N.A / N.A	0	View
77 LORONG PISANG EMAS	6,880	$4,217,440 ($613 Psf)	No Tran Since 1995	$13,202,720 ($1,919 Psf)	N.A / N.A	0	View
79 LORONG PISANG EMAS	4,771	$2,924,623 ($613 Psf)	No Tran Since 1995	$10,209,940 ($2,140 Psf)	N.A / N.A	0	View
8 LORONG PISANG EMAS	1,932	$1,184,316 ($613 Psf)	No Tran Since 1995	$5,517,792 ($2,856 Psf)	N.A / N.A	0	View
81 LORONG PISANG EMAS	4,538	$2,781,794 ($613 Psf)	No Tran Since 1995	$9,738,548 ($2,146 Psf)	N.A / N.A	0	View
83 LORONG PISANG EMAS	3,383	$2,073,779 ($613 Psf)	No Tran Since 1995	$7,496,728 ($2,216 Psf)	N.A / N.A	0	View
85 LORONG PISANG EMAS	4,163	$2,551,919 ($613 Psf)	No Tran Since 1995	$8,946,287 ($2,149 Psf)	N.A / N.A	0	View
9 LORONG PISANG EMAS	1,926	$1,180,638 ($613 Psf)	No Tran Since 1995	$5,500,656 ($2,856 Psf)	N.A / N.A	0	View
99 LORONG PISANG EMAS	4,202	$2,575,826 ($613 Psf)	No Tran Since 1995	$10,694,052 ($2,426 Psf)	Yes / Modification After Sale	500,000	View

Showing 1–10 of 86 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

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.