Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 28 YARWOOD AVENUE

ML Indicative Values

ML Indicative Value: $55,694,400 [ (2,205 psf * 15,422 sqft) + $21,688,888 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $32,514,400

Net Indicative Capital Gain Today: $10,825,500

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $23,180,000

PSF $1,503

Last Transaction 11-Aug-2021

Property Details

Land Area15,422 sqft (Area from ura.gov.sg)

Tenure999 yrs from 07/05/1879

Property TypeGCB

Location

Postal Code588000

District21

Area NameKILBURN ESTATE

Planning Info

Planning AreaBukit Timah

Planning RegionCentral Region

Planning SubzoneSwiss Club

Land Registry

Mukim NumberMK16-01630L

Balance Lease999 Years

House TypeDetached House

GCB

GCB Yes

Regulatory

BCA InformationModification After Sale

BCA Total Cost $21,688,888

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	01-Feb-2000	$5,500,000	$360	15,278	Resale	Detached House	URA
2	11-Aug-2021	$23,180,000	$1,503	15,422	Resale	Detached House	URA

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

16-Jan-1991

Planning Decision

Submission	AMENDMENT TO APPROVED PART SINGLE/PART 2-STOREY DETACHED DWELLING HOUSE
Decision Date	16-Jan-1991
Decision Type	Written Permission
Apply Type	Amendment to New Erection
Decision No	P100589-07C1-A011

1995

Start of SLA Digital Journey

House Type	Detached House
Tenure	999 yrs from 07/05/1879
Area	15,422 sqft

01-Feb-2000

Resale

Purchased Price	$5,500,000
PSF	$360
Area	15,278 sqft

26-Mar-2001

Planning Decision

Submission	PROPOSED SWIMMING POOL TO THE EXISTING PART SINGLE/PART 2-STOREY DETACHED DWELLING HOUSE
Decision Date	26-Mar-2001
Decision Type	Written Permission
Apply Type	Addition/Alteration to Landed Housing
Decision No	P180800-27G2

01-Apr-2001

Permits to Commence Structural Works

Date	01-Apr-2001
Description	S/POOL TO EXTG PT SGL/PT 2-STY DETACHED HSE LOT 1630 MK16 @ 28 YARWOOD AVENUE
Cost	Less than S$10m
Builder	KASSO ENGINEERING AND TRADING
Architect	B H NG CONSULTANTS

11-Aug-2021

Resale

Purchased Price	$23,180,000
PSF	$1,503
Area	15,422 sqft

14-Sep-2022

Planning Decision

Submission	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL (BUKIT TIMAH PLANNING AREA)
Decision Date	14-Sep-2022
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P120522-72G2-Z000

01-Apr-2023

Permits to Commence Structural Works

Date	01-Apr-2023
Description	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL ON LOT 02875W MK16 AT 28 YARWOOD AVENUE (BUKIT TIMAH PLANNING AREA) ON LOT 02875W MK16 AT 28 YARWOOD AVENUE
Cost	$3,000,000 3MONTH(S)
Builder	TRACE DESIGN + BUILD PTE LTD
Architect	KO SHIOU HEE

01-May-2023

Permits to Commence Structural Works

Date	01-May-2023
Description	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL ON LOT 02875W MK16 AT 28 YARWOOD AVENUE (BUKIT TIMAH PLANNING AREA) ON LOT 02875W MK16 AT 28 YARWOOD AVENUE
Cost	$13,688,888 24MONTH(S)
Builder	TRACE DESIGN + BUILD PTE LTD
Architect	KO SHIOU HEE

01-May-2023

Permits to Commence Structural Works

Date	01-May-2023
Description	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL ON LOT 02875W MK16 AT 28 YARWOOD AVENUE (BUKIT TIMAH PLANNING AREA) ON LOT 02875W MK16 AT 28 YARWOOD AVENUE
Cost	$5,000,000 10MONTH(S)
Builder	TRACE DESIGN + BUILD PTE LTD
Architect	KO SHIOU HEE

03-Jan-2025

Planning Decision

Submission	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL
Decision Date	03-Jan-2025
Decision Type	Written Permission
Apply Type	Extension of Written Permission for Erection of New Building
Decision No	P120522-72G2-E011

20-Jun-2025

Temporary Occupation Permits Issued

CSC No	202595017
Date	20-Jun-2025
Description	ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL ON LOT 02875W MK16 AT 28 YARWOOD AVENUE (BUKIT TIMAH PLANNING AREA)
Floor Area	0
Cost	$0
Architect	KO SHIOU HEE

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Detached House Tenure: 999 yrs from 07/05/1879 Latest Contract Date: 11-Aug-2021 Area: 15,422 Sqft	$23,180,000	$1,503
Price Index	$2,205	$2,205
House Adjustment	0	$2,205
BCA Cost	$21,688,888
ML Indicative Valuation	$55,694,400
Gross Indicative Capital Gain Today	$32,514,400

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	Pei Hwa Presbyterian Primary School	Bukit Timah	7 Pei Wah Avenue, S597610	964m	41	77.0%	53	Not Applicable	Not Applicable	Not Applicable	0
2	Methodist Girls' School (Primary)	Bukit Timah	11 Blackmore Drive, S599986	999m	45	71.0%	63	Not Applicable	Not Applicable	Not Applicable	0
3	Bukit Timah Primary School	Bukit Timah	111 Lorong Kismis, S598112	2.0km	Not Applicable	Not Applicable	Not Applicable	38	100.0%	22	7

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
11 YARWOOD AVENUE	5,598	$14,150,000 ($2,528 Psf)	20-Nov-2025	$15,142,750 ($2,625 Psf)	Yes / Modification Before Sale	448,000	View
21A YARWOOD AVENUE	16,278	$30,000,000 ($1,843 Psf)	10-Nov-2025	$36,120,882 ($2,219 Psf)	Yes / Modification Before Sale	0	View
20A YARWOOD AVENUE	18,519	$29,700,000 ($1,604 Psf)	01-Nov-2022	$40,621,381 ($2,099 Psf)	Yes / Modification After Sale	1,750,000	View
25 YARWOOD AVENUE	31,863	$48,800,000 ($1,532 Psf)	03-Dec-2021	$66,275,123 ($2,021 Psf)	Yes / Modification Before Sale	1,880,000	View
28 YARWOOD AVENUE	15,422	$23,180,000 ($1,503 Psf)	11-Aug-2021	$55,694,398 ($2,205 Psf)	Yes / Modification After Sale	21,688,888	View
18A YARWOOD AVENUE	18,911	$23,100,000 ($1,222 Psf)	09-Apr-2021	$40,601,508 ($2,028 Psf)	Yes / Modification After Sale	2,250,000	View
21 YARWOOD AVENUE	16,163	$19,800,000 ($1,225 Psf)	15-Jan-2021	$36,237,697 ($2,219 Psf)	Yes / Modification Before Sale	372,000	View
19 YARWOOD AVENUE	19,036	$22,150,000 ($1,164 Psf)	13-Feb-2019	$38,785,008 ($2,028 Psf)	Yes / Modification After Sale	180,000	View
21B YARWOOD AVENUE	16,148	$19,400,000 ($1,201 Psf)	01-Mar-2018	$36,508,276 ($2,137 Psf)	Yes / Modification After Sale	2,000,000	View
13 YARWOOD AVENUE	5,979	$6,980,000 ($1,167 Psf)	06-Feb-2017	$15,813,028 ($2,332 Psf)	Yes / Modification After Sale	1,870,000	View
18 YARWOOD AVENUE	18,657	$21,980,000 ($1,178 Psf)	04-Jan-2013	$40,336,396 ($2,028 Psf)	Yes / Modification After Sale	2,500,000	View
24 YARWOOD AVENUE	26,541	$26,540,574 ($1,000 Psf)	28-Nov-2012	$60,911,361 ($2,021 Psf)	Yes / Modification After Sale	7,272,000	View
15A YARWOOD AVENUE	6,964	$8,800,000 ($1,264 Psf)	12-Jun-2012	$15,847,388 ($2,267 Psf)	Yes / Modification After Sale	60,000	View
23 YARWOOD AVENUE	69,541	$59,500,000 ($856 Psf)	15-Apr-2011	$146,036,361 ($2,021 Psf)	Yes / Modification After Sale	5,494,000	View
22 YARWOOD AVENUE	15,137	$9,000,000 ($595 Psf)	30-Apr-2009	$35,480,948 ($2,204 Psf)	Yes / Modification After Sale	2,119,000	View
26 YARWOOD AVENUE	15,046	$12,880,000 ($856 Psf)	19-Feb-2008	$34,139,556 ($2,186 Psf)	Yes / Modification After Sale	1,249,000	View
11A YARWOOD AVENUE	5,229	$3,800,000 ($727 Psf)	16-Apr-2004	$13,793,782 ($2,558 Psf)	Yes / Modification Before Sale	418,000	View
20 YARWOOD AVENUE	15,298	$6,700,000 ($438 Psf)	01-Aug-2000	$35,063,016 ($2,292 Psf)	Yes / Modification Before Sale	0	View
22A YARWOOD AVENUE	33,417	$6,710,000 ($201 Psf)	01-Aug-1999	$69,340,757 ($2,021 Psf)	Yes / Modification After Sale	1,805,000	View
37 YARWOOD AVENUE	28,599	$7,300,000 ($255 Psf)	09-Jul-1999	$59,998,579 ($2,021 Psf)	Yes / Modification After Sale	2,200,000	View
35A YARWOOD AVENUE	19,204	$8,000,000 ($417 Psf)	07-May-1999	$40,155,712 ($2,028 Psf)	Yes / Modification After Sale	1,210,000	View
15 YARWOOD AVENUE	5,272	$1,850,000 ($351 Psf)	14-Dec-1998	$14,023,688 ($2,554 Psf)	Yes / Modification After Sale	559,000	View
35 YARWOOD AVENUE	16,678	$11,000,000 ($660 Psf)	28-Nov-1996	$35,100,478 ($2,101 Psf)	Yes / Modification After Sale	60,000	View
10 YARWOOD AVENUE	15,539	$8,391,060 ($540 Psf)	No Tran Since 1995	$32,631,900 ($2,100 Psf)	N.A / N.A	0	View
10B YARWOOD AVENUE	15,124	$8,166,960 ($540 Psf)	No Tran Since 1995	$33,439,164 ($2,211 Psf)	Yes / Modification After Sale	0	View
12 YARWOOD AVENUE	9,932	$5,363,280 ($540 Psf)	No Tran Since 1995	$21,771,052 ($2,161 Psf)	Yes / Modification After Sale	308,000	View
14 YARWOOD AVENUE	11,678	$6,306,120 ($540 Psf)	No Tran Since 1995	$26,310,516 ($2,222 Psf)	Yes / Modification After Sale	362,000	View
19A YARWOOD AVENUE	19,074	$10,299,960 ($540 Psf)	No Tran Since 1995	$40,418,072 ($2,028 Psf)	Yes / Modification After Sale	1,736,000	View
31 YARWOOD AVENUE	18,738	$10,118,520 ($540 Psf)	No Tran Since 1995	$39,780,664 ($2,028 Psf)	Yes / Modification After Sale	1,780,000	View
31A YARWOOD AVENUE	18,739	$10,119,060 ($540 Psf)	No Tran Since 1995	$38,182,692 ($2,028 Psf)	Yes / Modification After Sale	180,000	View
35B YARWOOD AVENUE	15,622	$8,435,880 ($540 Psf)	No Tran Since 1995	$34,680,840 ($2,220 Psf)	Yes / Modification After Sale	0	View
9 YARWOOD AVENUE	5,633	$3,041,820 ($540 Psf)	No Tran Since 1995	$14,076,867 ($2,499 Psf)	N.A / N.A	0	View
9A YARWOOD AVENUE	5,336	$2,881,440 ($540 Psf)	No Tran Since 1995	$13,580,120 ($2,545 Psf)	N.A / N.A	0	View

Showing 1–10 of 33 entries

Page 1 / 4

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.