Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 18 UPPER NERAM ROAD

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ML Indicative Values

ML Indicative Value: $8,898,500 [ (1,991 psf * 3,942 sqft) + $1,050,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $18,500

Net Indicative Capital Gain Today: $-1,031,500

Asking Price

$9,500,000

Asking PSF: $2,411

Basic

Listing TypeMultiple-Agent Listing

Posted Times14 time(s)

First Posted03-Mar-2025

Last Posted13-Apr-2026

Agent Hedy Tan (R069799D)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

1 year 7 months 14 days · Based on first posted date

View Listing Details

Asking Price

$9,500,000

Asking PSF: $2,410

Premium Verified

Listing TypeMultiple-Agent Listing

Posted Times6 time(s)

First Posted05-Jul-2025

Last Posted10-Mar-2026

Agent Nicole Chia (R013142G)

AgencyERA REALTY NETWORK PTE LTD

Time On Market

1 year 3 months 12 days · Based on first posted date

View Listing Details

Asking Price

$9,500,000

Asking PSF: $2,410

Premium Verified

Listing TypeMultiple-Agent Listing

Posted Times4 time(s)

First Posted31-Oct-2025

Last Posted10-Mar-2026

Agent Ryan Heng 王俊荣 (R009016Z)

AgencyERA REALTY NETWORK PTE LTD

Time On Market

11 months 16 days · Based on first posted date

View Listing Details

Asking Price

$9,500,000

Asking PSF: $2,411

Basic

Listing TypeMultiple-Agent Listing

Posted Times2 time(s)

First Posted27-Jan-2026

Last Posted10-Mar-2026

Agent Ngo Tong Hang (R046286E)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

8 months 20 days · Based on first posted date

View Listing Details

Asking Price

$9,500,000

Asking PSF: $2,410

Premium Verified

Listing TypeMultiple-Agent Listing

Posted Times8 time(s)

First Posted04-Feb-2026

Last Posted10-Jun-2026

Agent Lum Kheng Loon (R071485Z)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

8 months 13 days · Based on first posted date

View Listing Details

Asking Price

$9,500,000

Asking PSF: $2,410

Standard

Listing TypeMultiple-Agent Listing

Posted Times3 time(s)

First Posted07-Feb-2026

Last Posted26-Apr-2026

Agent Steeve Tan (R024181H)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

8 months 10 days · Based on first posted date

View Listing Details

Asking Price

$9,500,000

Asking PSF: $2,410

Premium Verified

Listing TypeMultiple-Agent Listing

Posted Times2 time(s)

First Posted18-Mar-2026

Last Posted27-Mar-2026

Agent KHOR KOK MOON (R018845C)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

6 months 29 days · Based on first posted date

View Listing Details

Asking Price

$9,500,000

Asking PSF: $2,410

Premium Verified

Listing TypeMultiple-Agent Listing

Posted Times1 time(s)

First Posted30-Mar-2026

Last Posted30-Mar-2026

Agent Lynn Tiang (R008601D)

AgencySRI PTE. LTD.

Time On Market

6 months 17 days · Based on first posted date

View Listing Details

Asking Price

$9,500,000

Asking PSF: $2,410

Premium Verified

Listing TypeMultiple-Agent Listing

Posted Times1 time(s)

First Posted30-Mar-2026

Last Posted30-Mar-2026

Agent Jackie Chew (R020235I)

AgencySRI PTE. LTD.

Time On Market

6 months 17 days · Based on first posted date

View Listing Details

Probable Settlement Price

$9,199,261

Transaction Info

Transaction Amount $8,880,000

PSF $2,253

Last Transaction 28-Sep-2026

Property Details

Land Area3,942 sqft (Area from ura.gov.sg)

Tenure999 yrs from 01/01/1879

Property TypeSemi-Detached House

Location

Postal Code805981

District28

Area NameBEGONIA

Planning Info

Planning AreaSerangoon

Planning RegionNorth East Region

Planning SubzoneSeletar Hills

Land Registry

Mukim NumberMK18-04828M

Balance Lease999 Years

House TypeSemi-Detached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $1,050,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	05-Nov-2024	$4,880,000	$1,238	3,942	Resale	Semi-Detached House	URA
2	28-Sep-2026	$8,880,000	$2,253	3,942	New Sale	Semi-Detached House	URA

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Source
1	05-Nov-2024	$4,880,000	1,238.00	2,164	Others

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	3,942 sqft

05-Nov-2024

Resale

Purchased Price	$4,880,000
PSF	$1,238
Area	3,942 sqft

01-Jun-2025

Permits to Commence Structural Works

Date	01-Jun-2025
Description	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH AN ATTIC AND A SUNKEN SWIMMING POOL ON LOT 04828M MK 18 AT 18 UPPER NERAM ROAD ON LOT 04828M MK18 AT 18 UPPER NERAM ROAD
Cost	$1,050,000 12MONTH(S)
Builder	TAMAGAWA TECH PTE. LTD.
Architect	LOOI KAI SENG

23-Jun-2025

Planning Decision

Submission	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH AN ATTIC AND A SUNKEN SWIMMING POOL ON LOT 04828M MK 18 AT 18 UPPER NERAM ROAD (SERANGOON PLANNING AREA)
Decision Date	23-Jun-2025
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P110125-02F2-Z000

01-Jul-2025

Permits to Commence Structural Works

Date	01-Jul-2025
Description	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH AN ATTIC AND A SUNKEN SWIMMING POOL ON LOT 04828M MK 18 AT 18 UPPER NERAM ROAD ON LOT 04828M MK18 AT 18 UPPER NERAM ROAD
Cost	$1,050,000 3MONTH(S)
Builder	TAMAGAWA TECH PTE. LTD.
Architect	LOOI KAI SENG

25-Nov-2025

Planning Decision

Submission	PROPOSED AMENDMENT TO APPROVED ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH AN ATTIC AND A SUNKEN SWIMMING POOL ON LOT 04828M MK 18 AT 18 UPPER NERAM ROAD
Decision Date	25-Nov-2025
Decision Type	Written Permission
Apply Type	Amendment to New Erection
Decision No	P110125-02F2-A011

28-Sep-2026

New Sale

Purchased Price	$8,880,000
PSF	$2,253
Area	3,942 sqft

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Semi-Detached House Tenure: 999 yrs from 01/01/1879 Latest Contract Date: 28-Sep-2026 Area: 3,942 Sqft	$8,880,000	$2,253
Price Index	$1,991	$1,991
House Adjustment	0	$1,991
BCA Cost	$1,050,000
ML Indicative Valuation	$8,898,500
Gross Indicative Capital Gain Today	$18,500

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	1.0km	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	1.9km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
4	Fern Green Primary School	Seng Kang	70 Fernvale Link, S797538	2.0km	Not Applicable	Not Applicable	Not Applicable	56	100.0%	40	44
5	Hougang Primary School	Hougang	1 Hougang St 93, S534238	2.0km	Not Applicable	Not Applicable	Not Applicable	9	41.0%	22	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
18 UPPER NERAM ROAD	3,942	$8,880,000 ($2,253 Psf)	28-Sep-2026	$8,898,522 ($1,991 Psf)	Yes / Modification After Sale	1,050,000	View
29 UPPER NERAM ROAD	4,167	$6,488,888 ($1,557 Psf)	29-May-2026	$8,392,620 ($1,860 Psf)	Yes / Modification After Sale	642,000	View
21 UPPER NERAM ROAD	3,665	$5,230,000 ($1,427 Psf)	22-May-2026	$6,391,760 ($1,744 Psf)	N.A / N.A	0	View
7 UPPER NERAM ROAD	3,845	$5,600,000 ($1,456 Psf)	18-Oct-2024	$6,936,240 ($1,592 Psf)	Yes / Modification Before Sale	815,000	View
22 UPPER NERAM ROAD	4,091	$5,080,000 ($1,242 Psf)	04-Sep-2024	$5,841,948 ($1,428 Psf)	N.A / N.A	0	View
1 UPPER NERAM ROAD	4,187	$5,328,000 ($1,273 Psf)	20-Feb-2023	$7,586,844 ($1,812 Psf)	Yes / Modification Before Sale	0	View
27 UPPER NERAM ROAD	3,965	$5,300,000 ($1,337 Psf)	22-Aug-2022	$7,767,540 ($1,956 Psf)	Yes / Modification Before Sale	12,000	View
10 UPPER NERAM ROAD	4,004	$5,300,000 ($1,324 Psf)	05-Mar-2021	$8,235,228 ($1,807 Psf)	Yes / Modification After Sale	1,000,000	View
25 UPPER NERAM ROAD	3,672	$4,180,000 ($1,138 Psf)	09-Mar-2018	$7,494,512 ($1,971 Psf)	Yes / Modification Before Sale	257,000	View
17 UPPER NERAM ROAD	3,721	$3,400,000 ($914 Psf)	01-Jul-2013	$8,085,809 ($1,929 Psf)	Yes / Modification After Sale	908,000	View
36 UPPER NERAM ROAD	4,083	$3,800,000 ($931 Psf)	18-Mar-2013	$8,684,811 ($1,817 Psf)	Yes / Modification After Sale	1,266,000	View
30 UPPER NERAM ROAD	4,071	$3,000,000 ($737 Psf)	21-Apr-2011	$7,246,380 ($1,780 Psf)	N.A / N.A	0	View
28 UPPER NERAM ROAD	3,937	$2,300,000 ($584 Psf)	05-Jul-2007	$7,531,670 ($1,910 Psf)	Yes / Modification After Sale	12,000	View
9 UPPER NERAM ROAD	3,814	$1,460,000 ($383 Psf)	15-Aug-2002	$6,617,290 ($1,735 Psf)	N.A / N.A	0	View
23 UPPER NERAM ROAD	3,633	$1,100,000 ($303 Psf)	28-Mar-2002	$6,397,713 ($1,761 Psf)	N.A / N.A	0	View
20 UPPER NERAM ROAD	3,957	$1,530,000 ($387 Psf)	12-Sep-2001	$7,055,782 ($1,726 Psf)	N.A / Modification After Sale	226,000	View
19 UPPER NERAM ROAD	3,690	$1,520,000 ($412 Psf)	01-Oct-2000	$6,416,910 ($1,739 Psf)	N.A / N.A	0	View
16 UPPER NERAM ROAD	3,884	$1,800,000 ($463 Psf)	01-Apr-2000	$6,738,740 ($1,735 Psf)	N.A / N.A	0	View
11 UPPER NERAM ROAD	3,786	$1,400,000 ($370 Psf)	27-Apr-1998	$6,580,068 ($1,738 Psf)	N.A / N.A	0	View
12 UPPER NERAM ROAD	3,857	$1,307,523 ($339 Psf)	No Tran Since 1995	$7,374,729 ($1,897 Psf)	Yes / Modification After Sale	58,000	View
14 UPPER NERAM ROAD	3,848	$1,304,472 ($339 Psf)	No Tran Since 1995	$8,053,656 ($1,897 Psf)	Yes / Modification After Sale	754,000	View
15 UPPER NERAM ROAD	3,753	$1,272,267 ($339 Psf)	No Tran Since 1995	$7,343,290 ($1,930 Psf)	Yes / Modification After Sale	100,000	View
2 UPPER NERAM ROAD	3,964	$1,343,796 ($339 Psf)	No Tran Since 1995	$6,881,504 ($1,736 Psf)	N.A / N.A	0	View
24 UPPER NERAM ROAD	4,061	$1,376,679 ($339 Psf)	No Tran Since 1995	$7,228,580 ($1,780 Psf)	N.A / N.A	0	View
26 UPPER NERAM ROAD	4,142	$1,404,138 ($339 Psf)	No Tran Since 1995	$7,530,156 ($1,818 Psf)	Yes / Modification After Sale	0	View
3 UPPER NERAM ROAD	3,911	$1,325,829 ($339 Psf)	No Tran Since 1995	$6,785,585 ($1,735 Psf)	N.A / N.A	0	View
32 UPPER NERAM ROAD	3,521	$1,193,619 ($339 Psf)	No Tran Since 1995	$6,270,901 ($1,781 Psf)	N.A / N.A	0	View
34 UPPER NERAM ROAD	3,457	$1,171,923 ($339 Psf)	No Tran Since 1995	$6,188,030 ($1,790 Psf)	N.A / N.A	0	View
4 UPPER NERAM ROAD	3,714	$1,259,046 ($339 Psf)	No Tran Since 1995	$6,458,646 ($1,739 Psf)	N.A / N.A	0	View
5 UPPER NERAM ROAD	3,879	$1,314,981 ($339 Psf)	No Tran Since 1995	$6,730,065 ($1,735 Psf)	N.A / N.A	0	View
6 UPPER NERAM ROAD	3,645	$1,235,655 ($339 Psf)	No Tran Since 1995	$7,012,980 ($1,924 Psf)	Yes / Modification After Sale	0	View
8 UPPER NERAM ROAD	3,368	$1,141,752 ($339 Psf)	No Tran Since 1995	$6,133,128 ($1,821 Psf)	N.A / N.A	0	View

Showing 1–10 of 32 entries

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