Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 88 JALAN LEBAN

ML Indicative Values

ML Indicative Value: $6,700,000 [ (3,251 psf * 2,012 sqft) + $159,000 BCA Capital Expenditure ]
Gross Indicative Capital Gain Today: $350,000
Net Indicative Capital Gain Today: $191,000
Asking Price
$6,400,000
Asking PSF: $3,184
Basic
Listing TypeMultiple-Agent Listing
Posted Times67 time(s)
First Posted14-Mar-2025
Last Posted18-Mar-2026
Agent Larry Sng (R050059G)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
1 year 7 months 3 days · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,181
Premium Verified
Listing TypeMultiple-Agent Listing
Posted Times51 time(s)
First Posted16-Aug-2025
Last Posted12-Mar-2026
Agent Shauna Seow (R069961H)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
1 year 2 months 1 day · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,183
Basic
Listing TypeMultiple-Agent Listing
Posted Times50 time(s)
First Posted15-Aug-2025
Last Posted13-Mar-2026
Agent Clifton Liang (R053929I)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
1 year 2 months 2 days · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,184
Basic
Listing TypeMultiple-Agent Listing
Posted Times7 time(s)
First Posted15-Sep-2025
Last Posted05-Mar-2026
Agent Jessy Han (R069227H)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
1 year 1 month 2 days · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,184
Basic
Listing TypeMultiple-Agent Listing
Posted Times79 time(s)
First Posted15-Sep-2025
Last Posted08-Mar-2026
Agent Roy Lee (R058783H)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
1 year 1 month 2 days · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,184
Basic
Listing TypeMultiple-Agent Listing
Posted Times9 time(s)
First Posted17-Sep-2025
Last Posted15-Mar-2026
Agent Alvin Pong (R046462J)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
1 year 1 month · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,184
Basic
Listing TypeMultiple-Agent Listing
Posted Times9 time(s)
First Posted22-Sep-2025
Last Posted20-Feb-2026
Agent Clarry Au (R017311A)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
1 year 25 days · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,184
Basic
Listing TypeMultiple-Agent Listing
Posted Times5 time(s)
First Posted30-Oct-2025
Last Posted16-Feb-2026
Agent Lyn Ng (R068544J)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
11 months 17 days · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,200
Basic
Listing TypeMultiple-Agent Listing
Posted Times2 time(s)
First Posted13-Jan-2026
Last Posted03-Mar-2026
Agent Gavan Lee (R055759I)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
9 months 4 days · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,186
Basic
Listing TypeMultiple-Agent Listing
Posted Times5 time(s)
First Posted23-Jan-2026
Last Posted09-Mar-2026
Agent Jackie Chew (R020235I)
AgencySRI PTE. LTD.
Time On Market
8 months 24 days · Based on first posted date
View Listing Details
Asking Price
$6,400,000
Asking PSF: $3,183
Basic
Listing TypeMultiple-Agent Listing
Posted Times9 time(s)
First Posted30-Jan-2026
Last Posted15-Mar-2026
Agent CRUZ PHUA (R024893F)
AgencyPROPNEX REALTY PTE. LTD.
Time On Market
8 months 17 days · Based on first posted date
View Listing Details
Probable Settlement Price
$6,550,006

Transaction Info

Transaction Amount $6,350,000
PSF $3,156
Last Transaction 04-May-2026

Property Details

Land Area2,012 sqft (Area from ura.gov.sg)
TenureFreehold
Property TypeTerrace House

Location

Postal Code577624
District20
Area NameSEMBAWANG HILLS

Planning Info

Planning AreaAng Mo Kio
Planning RegionNorth East Region
Planning SubzoneSembawang Hills

Land Registry

Mukim NumberMK18-01586M
Balance Lease999 Years
House TypeTerrace House

Regulatory

BCA InformationModification After Sale
BCA Total Cost $159,000
Planning DecisionYES

Past Sale Transactions

No. Transaction Date Purchased Price PSF Area (Sqft) Sale Type House Type Source
1 27-May-2024 $3,150,000 $1,566 2,012 Resale Terrace House URA
2 04-May-2026 $6,350,000 $3,156 2,012 Resale Terrace House URA
No. Transaction Date Purchased Price PSF Area (Sqft) Source
1 27-May-2024 $3,150,000 1,565.80 3,344 Others

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

1995

Start of SLA Digital Journey

House TypeTerrace House
TenureFreehold
Area2,012 sqft
01-Jun-2001

Permits to Commence Structural Works

Date01-Jun-2001
DescriptionRECONSTRN OF EXTG SGL STY INTERMEDIATE HSE MK18 @ 88 JLN LEBAN
Cost Less than S$10m
BuilderEMMA CONTRACT & TRADING
ArchitectLG ARCHITECTS & ASSOCIATES
27-May-2024

Resale

Purchased Price$3,150,000
PSF$1,566
Area2,012 sqft
11-Sep-2024

Planning Decision

SubmissionPROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL INTERMEDIATE TERRACE DWELLING HOUSE WITH AN ATTIC ON LOT 01586M MK 18 AT 88 JALAN LEBAN (ANG MO KIO PLANNING AREA)
Decision Date11-Sep-2024
Decision TypeWritten Permission
Apply TypeNew Erection
Decision NoP060824-23G1-Z000
01-Oct-2024

Permits to Commence Structural Works

Date01-Oct-2024
DescriptionPROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL INTERMEDIATE TERRACE DWELLING HOUSE WITH AN ATTIC ON LOT 01586M MK 18 AT 88 JALAN LEBAN SINGAPORE 577624 (ANG MO KIO PLANNING AREA) ON LOT 01586M MK18 AT 88 JALAN LEBAN
Cost $1,200,000 12MONTH(S)
BuilderPOPLAR CONSTRUCTION PTE LTD
ArchitectLEE SONG WEE
19-Feb-2025

Planning Decision

SubmissionPROPOSED AMENDMENT TO APPROVED ERECTION OF A 2-STOREY ENVELOPE CONTROL INTERMEDIATE TERRACE DWELLING HOUSE WITH AN ATTIC ON LOT 01586M MK 18 AT 88 JALAN LEBAN SINGAPORE 577624 (ANG MO KIO PLANNING AREA)
Decision Date19-Feb-2025
Decision TypeWritten Permission
Apply TypeAmendment to New Erection
Decision NoP060824-23G1-A011
04-May-2026

Resale

Purchased Price$6,350,000
PSF$3,156
Area2,012 sqft
Today

Today's ML Valuation

Live
DescriptionPricePSF
Type: Terrace House
Tenure: Freehold
Latest Contract Date: 04-May-2026
Area: 2,012 Sqft
$6,350,000 $3,156
Price Index $3,251 $3,251
House Adjustment 0
BCA Cost $159,000
ML Indicative Valuation $6,700,000
Gross Indicative Capital Gain Today $350,000

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 Ang Mo Kio Primary School Ang Mo Kio 20 Ang Mo Kio Avenue 3, S569920 1.1km Not Applicable Not Applicable Not Applicable 80 100.0% 18 59
2 Mayflower Primary School Ang Mo Kio 200 Ang Mo Kio Avenue 5, S569878 1.4km Not Applicable Not Applicable Not Applicable 71 100.0% 29 36
3 Ai Tong School Bishan 100 Bright Hill Drive, S579646 1.6km Not Applicable Not Applicable Not Applicable 0 0% 0 0
4 Anderson Primary School Ang Mo Kio 19 Ang Mo Kio Ave 9, S569785 1.6km Not Applicable Not Applicable Not Applicable 0 0% 0 0
Legal Requisition for this house
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
35 JALAN LEBAN 3,006 $6,150,000 ($2,046 Psf) 15-Jun-2026 $7,821,192 ($2,532 Psf) Yes / Modification After Sale 210,000 View
88 JALAN LEBAN 2,012 $6,350,000 ($3,156 Psf) 04-May-2026 $6,700,012 ($3,251 Psf) Yes / Modification After Sale 159,000 View
100 JALAN LEBAN 2,012 $3,900,000 ($1,938 Psf) 15-Apr-2026 $5,140,660 ($2,555 Psf) N.A / N.A 0 View
39 JALAN LEBAN 3,240 $6,300,000 ($1,944 Psf) 10-Dec-2024 $7,546,520 ($2,198 Psf) Yes / Modification After Sale 425,000 View
112 JALAN LEBAN 3,433 $6,250,000 ($1,821 Psf) 18-Nov-2024 $7,129,915 ($1,755 Psf) Yes / Modification Before Sale 1,105,000 View
34 JALAN LEBAN 1,956 $3,280,000 ($1,677 Psf) 03-Oct-2024 $5,454,300 ($2,175 Psf) Yes / Modification After Sale 1,200,000 View
60 JALAN LEBAN 1,956 $5,300,000 ($2,710 Psf) 13-Jun-2023 $7,631,958 ($2,643 Psf) Yes / Modification Before Sale 2,462,250 View
55 JALAN LEBAN 3,351 $6,150,000 ($1,835 Psf) 02-Sep-2022 $8,598,856 ($2,256 Psf) Yes / Modification Before Sale 1,039,000 View
62 JALAN LEBAN 1,963 $5,110,000 ($2,603 Psf) 29-Dec-2021 $7,652,422 ($2,644 Psf) Yes / Modification After Sale 2,462,250 View
106 JALAN LEBAN 2,015 $2,850,000 ($1,414 Psf) 05-Oct-2021 $6,786,365 ($2,691 Psf) Yes / Modification After Sale 1,364,000 View
Showing 1–10 of 81 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
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