Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 4 MERINO CRESCENT

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ML Indicative Values

ML Indicative Value: $12,823,600 [ (2,169 psf * 5,595 sqft) + $688,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $823,600

Net Indicative Capital Gain Today: $135,600

Asking Price

$12,880,000

Asking PSF: $2,302

Premium Verified

Listing TypeSingle-Agent Listing

Posted Times4 time(s)

First Posted30-Jul-2025

Last Posted18-Sep-2025

Agent Myron Pang Kian Hann (R064258A)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

1 year 2 months 21 days · Based on first posted date

View Listing Details

Probable Settlement Price

$12,851,778

Transaction Info

Transaction Amount $12,000,000

PSF $2,145

Last Transaction 13-Oct-2025

Property Details

Land Area5,595 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeDetached House

Location

Postal Code149152

District3

Area NameSHEPHERDS

Planning Info

Planning AreaQueenstown

Planning RegionCentral Region

Planning SubzoneMei Chin

Land Registry

Mukim NumberMK01-98340P

Balance Lease999 Years

House TypeDetached House

Regulatory

BCA InformationModification Before Sale

BCA Total Cost $688,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	02-Oct-2007	$3,150,000	$563	5,595	Resale	Detached House	URA
2	13-Oct-2025	$12,000,000	$2,145	5,595	Resale	Detached House	URA

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Source
1	13-Oct-2025	$12,000,000	2,145.00	7,760	Others

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

1995

Start of SLA Digital Journey

House Type	Detached House
Tenure	Freehold
Area	5,595 sqft

02-Oct-2007

Resale

Purchased Price	$3,150,000
PSF	$563
Area	5,595 sqft

12-Jun-2008

Planning Decision

Submission	PROPOSED NEW ERECTION OF ONE UNIT OF 3-STOREY DETACHED DWELLING HOUSE WITH BASEMENT
Decision Date	12-Jun-2008
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P160108-15H3-Z000

01-Jul-2008

Permits to Commence Structural Works

Date	01-Jul-2008
Description	ERECTION OF A 3-STOREY DETACHED DWELLING HOUSE WITH BASEMENT ON LOT 98340P MK1 @ 4 MERINO CRESCENT
Cost	Less than S$10m
Builder	CHEN GUAN BUILDERS PTE LTD
Architect	DESIGN GROUP INCORPORATED ARCHITECTS

27-Apr-2009

Planning Decision

Submission	PROPOSED AMENDMENT AND REGULARISATION OF THE APPROVED ERECTION OF ONE UNIT 3-STOREY DETACHED DWELLING HOUSE WITH BASEMENT
Decision Date	27-Apr-2009
Decision Type	Written Permission
Apply Type	Minor Amendment to Approved Development (New Erection)
Decision No	P160108-15H1-A012

17-Feb-2025

Planning Decision

Submission	PROPOSED ADDITION & ALTERATION WORK INVOLVING BEDROOMS EXTENSION TO EXISTING 3-STOREY DETACHED DWELLING HOUSE WITH BASEMENT ON MUKIM 1 LOT 98340P @ 4 MERINO CRESCENT, SINGAPORE 149152 (QUEENSTOWN PLANNING AREA)
Decision Date	17-Feb-2025
Decision Type	Written Permission
Apply Type	Addition/Alteration to Landed Housing
Decision No	P061224-26E2-Z000

08-Oct-2025

Certificates Of Statutory Completion

CSC No	202596661
Date	08-Oct-2025
Description	ADDITION & ALTERATION WORK INVOLVING BEDROOMS EXTENSION TO EXISTING 3-STOREY DETACHED DWELLING HOUSE WITH BASEMENT ON MUKIM 1 LOT 98304P @ 4 MERINO CRESCENT, SINGAPORE 149152 (QUEENSTOWN PLANNING AREA) AT 4 MERINO CRESCENT SHEPHERD'S HILL ESTATE SINGAPORE 149152
Floor Area	0
Cost	$0
Architect	JAMES LEOW BH

13-Oct-2025

Resale

Purchased Price	$12,000,000
PSF	$2,145
Area	5,595 sqft

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Detached House Tenure: Freehold Latest Contract Date: 13-Oct-2025 Area: 5,595 Sqft	$12,000,000	$2,145
Price Index	$2,169	$2,169
House Adjustment	0	$2,169
BCA Cost	$688,000
ML Indicative Valuation	$12,823,600
Gross Indicative Capital Gain Today	$823,600

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	Queenstown Primary School	Queenstown	310 Margaret Dr, S149303	556m	128	100.0%	108	Not Applicable	Not Applicable	Not Applicable	14
2	Gan Eng Seng Primary School	Bukit Merah	100 Redhill Close, S158901	1.2km	Not Applicable	Not Applicable	Not Applicable	84	100.0%	14	71
3	New Town Primary School	Queenstown	300 Tanglin Halt Road, S148812	1.2km	Not Applicable	Not Applicable	Not Applicable	134	100.0%	17	108
4	Blangah Rise Primary School	Bukit Merah	91 Telok Blangah Heights, S109100	1.7km	Not Applicable	Not Applicable	Not Applicable	74	100.0%	8	61
5	Alexandra Primary School	Bukit Merah	2A Prince Charles Crescent, S159016	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
3 MERINO CRESCENT	5,155	$15,078,688 ($2,925 Psf)	21-Nov-2025	$19,853,655 ($3,101 Psf)	Yes / Modification Before Sale	3,868,000	View
4 MERINO CRESCENT	5,595	$12,000,000 ($2,145 Psf)	13-Oct-2025	$12,823,555 ($2,169 Psf)	Yes / Modification Before Sale	688,000	View
10 MERINO CRESCENT	4,662	$8,200,000 ($1,759 Psf)	03-May-2024	$13,901,680 ($2,140 Psf)	Yes / Modification After Sale	3,925,000	View
27 MERINO CRESCENT	4,674	$5,550,000 ($1,187 Psf)	25-Feb-2019	$16,085,746 ($2,329 Psf)	Yes / Modification After Sale	5,200,000	View
12 MERINO CRESCENT	4,108	$5,350,000 ($1,302 Psf)	29-Aug-2018	$9,834,017 ($2,258 Psf)	Yes / Modification After Sale	558,153	View
17 MERINO CRESCENT	2,488	$3,880,000 ($1,559 Psf)	28-Aug-2018	$9,026,288 ($3,226 Psf)	Yes / Modification After Sale	1,000,000	View
23 MERINO CRESCENT	5,526	$6,810,000 ($1,232 Psf)	09-May-2018	$12,289,362 ($2,187 Psf)	Yes / Modification Before Sale	204,000	View
8 MERINO CRESCENT	5,213	$4,600,000 ($882 Psf)	20-Sep-2010	$12,083,293 ($2,161 Psf)	Yes / Modification After Sale	818,000	View
19 MERINO CRESCENT	4,455	$4,075,000 ($915 Psf)	17-Sep-2010	$11,275,810 ($2,382 Psf)	Yes / Modification After Sale	664,000	View
17A MERINO CRESCENT	2,759	$2,688,000 ($974 Psf)	08-Jul-2010	$8,839,836 ($3,204 Psf)	Yes / Modification Before Sale	0	View
25 MERINO CRESCENT	5,455	$5,280,000 ($968 Psf)	06-Nov-2009	$11,784,610 ($2,142 Psf)	Yes / Modification After Sale	100,000	View
14 MERINO CRESCENT	4,263	$3,063,000 ($719 Psf)	16-Feb-2007	$9,745,218 ($2,286 Psf)	Yes / Modification Before Sale	0	View
15 MERINO CRESCENT	5,274	$2,380,000 ($451 Psf)	01-Apr-2002	$11,653,054 ($2,161 Psf)	Yes / Modification After Sale	255,940	View
2 MERINO CRESCENT	6,168	$2,575,000 ($417 Psf)	08-Dec-1999	$15,722,232 ($2,549 Psf)	Yes / Modification Before Sale	0	View
21A MERINO CRESCENT	2,950	$2,060,000 ($698 Psf)	01-Oct-1999	$9,156,800 ($3,104 Psf)	Yes / Modification After Sale	0	View
5 MERINO CRESCENT	7,240	$3,380,000 ($467 Psf)	23-Sep-1999	$18,925,000 ($2,500 Psf)	Yes / Modification After Sale	825,000	View
1 MERINO CRESCENT	5,432	$2,716,000 ($500 Psf)	No Tran Since 1995	$10,945,480 ($2,015 Psf)	N.A / N.A	0	View
11 MERINO CRESCENT	6,324	$3,162,000 ($500 Psf)	No Tran Since 1995	$16,739,760 ($2,490 Psf)	Yes / Modification After Sale	993,000	View
13 MERINO CRESCENT	7,749	$3,874,500 ($500 Psf)	No Tran Since 1995	$14,839,335 ($1,915 Psf)	N.A / N.A	0	View
21 MERINO CRESCENT	2,747	$1,373,500 ($500 Psf)	No Tran Since 1995	$8,784,906 ($3,198 Psf)	Yes / Modification After Sale	0	View
6 MERINO CRESCENT	5,770	$2,885,000 ($500 Psf)	No Tran Since 1995	$12,336,260 ($2,138 Psf)	Yes / Modification After Sale	0	View
7 MERINO CRESCENT	6,143	$3,071,500 ($500 Psf)	No Tran Since 1995	$15,713,794 ($2,558 Psf)	Yes / Modification After Sale	0	View
9 MERINO CRESCENT	4,932	$2,466,000 ($500 Psf)	No Tran Since 1995	$10,253,628 ($2,079 Psf)	N.A / N.A	0	View

Showing 1–10 of 23 entries

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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.