Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 5 LENGKOK MERAK

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ML Indicative Values

ML Indicative Value: $14,529,000 [ (3,680 psf * 3,622 sqft) + $1,200,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $2,029,000

Net Indicative Capital Gain Today: $829,000

Asking Price

$16,500,000

Asking PSF: $4,555

Premium Verified

Listing TypeMultiple-Agent Listing

Posted Times9 time(s)

First Posted22-Jun-2026

Last Posted15-Oct-2026

Agent Dave Sito (R032415B)

AgencyPROPNEX REALTY PTE. LTD.

Time On Market

4 months 5 days · Based on first posted date

View Listing Details

Asking Price

$16,500,000

Asking PSF: $4,555

Standard

Listing TypeMultiple-Agent Listing

Posted Times36 time(s)

First Posted11-Jun-2026

Last Posted22-Oct-2026

Agent Christine Peng 彭婷婷 (R044562F)

AgencyERA REALTY NETWORK PTE LTD

Time On Market

4 months 16 days · Based on first posted date

View Listing Details

Probable Settlement Price

$15,514,480

Transaction Info

Transaction Amount $12,500,000

PSF $3,451

Last Transaction 27-Jan-2022

Property Details

Land Area3,622 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeSemi-Detached House

Location

Postal Code248860

District10

Area NameONE TREE HILL

Planning Info

Planning AreaRiver Valley

Planning RegionCentral Region

Planning SubzoneOne Tree Hill

Land Registry

Mukim NumberTS24-00506K

Balance Lease999 Years

House TypeSemi-Detached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $1,200,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	11-Jan-2021	$6,900,000	$1,905	3,622	Resale	Semi-Detached House	URA
2	27-Jan-2022	$12,500,000	$3,451	3,622	Resale	Semi-Detached House	URA

Past Rental Transactions (Last 3 Years)

No.	Lease Date	Price	PSF	Source
1	31-Jan-2024	$12,500	-	SKIPS

Maps

1995

Start of SLA Digital Journey

House Type	Semi-Detached House
Tenure	Freehold
Area	3,622 sqft

11-Jan-2021

Resale

Purchased Price	$6,900,000
PSF	$1,905
Area	3,622 sqft

01-May-2021

Permits to Commence Structural Works

Date	01-May-2021
Description	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH MEZZANINE FLOOR, ATTIC & SWIMMING POOL ON LOT 00506K TS 24 AT 5 LENGKOK MERAK (RIVER VALLEY PLANNING AREA) ON LOT 00506K MK24 AT
Cost	$1,200,000 12MONTH(S)
Builder	EVERRIDGE CONSTRUCTION PTE LTD
Architect	FONG KIN YEE BRENTON

01-Jul-2021

Permits to Commence Structural Works

Date	01-Jul-2021
Description	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH MEZZANINE, ATTIC & SWIMMING POOL ON LOT 00506K TS 24 AT 5 LENGKOK MERAK (RIVER VALLEY PLANNING AREA) ON LOT 00506K MK24 AT
Cost	$1,200,000 12MONTH(S)
Builder	EVERRIDGE CONSTRUCTION PTE LTD
Architect	FONG KIN YEE BRENTON

05-Aug-2021

Planning Decision

Submission	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH MEZZANINE FLOOR, ATTIC & SWIMMING POOL
Decision Date	05-Aug-2021
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P230321-28I2-Z000

27-Jan-2022

Resale

Purchased Price	$12,500,000
PSF	$3,451
Area	3,622 sqft

01-Nov-2022

Permits to Commence Structural Works

Date	01-Nov-2022
Description	PROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH MEZZANINE, ATTIC & SWIMMING POOL ON LOT 00506K TS 24 AT 5 LENGKOK MERAK (RIVER VALLEY PLANNING AREA) ON LOT 00506K MK24 AT 5 LENGKOK MERAK
Cost	$1,900,000 1MONTH(S)
Builder	EVERRIDGE CONSTRUCTION PTE LTD
Architect	FONG KIN YEE BRENTON

10-Mar-2023

Temporary Occupation Permits Issued

CSC No	202383690
Date	10-Mar-2023
Description	ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH MEZZANINE, ATTIC & SWIMMING POOL ON LOT 00506K TS 24 AT 5 LENGKOK MERAK (RIVER VALLEY PLANNING AREA)
Floor Area	734
Cost	$1,550,000
Architect	FONG KIN YEE BRENTON

21-Nov-2023

Certificates Of Statutory Completion

CSC No	202387038
Date	21-Nov-2023
Description	ERECTION OF A 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH MEZZANINE, ATTIC & SWIMMING POOL ON LOT 00506K TS 24 AT 5 LENGKOK MERAK (RIVER VALLEY PLANNING AREA)
Floor Area	734
Cost	$1,550,000
Architect	FONG KIN YEE BRENTON

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Semi-Detached House Tenure: Freehold Latest Contract Date: 27-Jan-2022 Area: 3,622 Sqft	$12,500,000	$3,451
Price Index	$3,680	$3,680
House Adjustment	0	$3,680
BCA Cost	$1,200,000
ML Indicative Valuation	$14,529,000
Gross Indicative Capital Gain Today	$2,029,000

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	Alexandra Primary School	Bukit Merah	2A Prince Charles Crescent, S159016	1.1km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
2	River Valley Primary School	Central	2 River Valley Green, S237993	1.5km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
3	Zhangde Primary School	Bukit Merah	51 Jalan Membina, S169485	1.9km	Not Applicable	Not Applicable	Not Applicable	31	100.0%	25	24
4	Queenstown Primary School	Queenstown	310 Margaret Dr, S149303	2.0km	Not Applicable	Not Applicable	Not Applicable	31	100.0%	25	14
5	Gan Eng Seng Primary School	Bukit Merah	100 Redhill Close, S158901	2.0km	Not Applicable	Not Applicable	Not Applicable	84	100.0%	14	71
6	Anglo-Chinese School (Junior)	Central	16 Winstedt Road, S227988	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
1 LENGKOK MERAK	3,209	$9,900,000 ($3,085 Psf)	03-Jul-2024	$14,139,866 ($3,674 Psf)	Yes / Modification After Sale	2,350,000	View
5 LENGKOK MERAK	3,622	$12,500,000 ($3,451 Psf)	27-Jan-2022	$14,528,960 ($3,680 Psf)	Yes / Modification After Sale	1,200,000	View
16 LENGKOK MERAK	4,672	$15,600,000 ($3,339 Psf)	24-Mar-2021	$17,266,400 ($3,075 Psf)	Yes / Modification Before Sale	2,900,000	View
7 LENGKOK MERAK	4,631	$8,700,000 ($1,879 Psf)	22-Feb-2019	$18,366,377 ($3,167 Psf)	Yes / Modification After Sale	3,700,000	View
9 LENGKOK MERAK	5,064	$8,200,000 ($1,619 Psf)	25-Apr-2011	$16,706,488 ($3,117 Psf)	Yes / Modification After Sale	922,000	View
24 LENGKOK MERAK	3,672	$2,900,000 ($790 Psf)	03-Mar-2006	$11,684,304 ($3,182 Psf)	Yes / Modification Before Sale	0	View
23 LENGKOK MERAK	3,668	$2,920,000 ($796 Psf)	09-Nov-1995	$11,671,576 ($3,182 Psf)	Yes / Modification After Sale	0	View
11 LENGKOK MERAK	3,899	$3,103,604 ($796 Psf)	No Tran Since 1995	$12,465,103 ($3,197 Psf)	N.A / N.A	0	View
11A LENGKOK MERAK	4,291	$3,415,636 ($796 Psf)	No Tran Since 1995	$13,932,877 ($3,247 Psf)	N.A / N.A	0	View
15 LENGKOK MERAK	4,693	$3,735,628 ($796 Psf)	No Tran Since 1995	$15,238,171 ($3,247 Psf)	N.A / N.A	0	View
17 LENGKOK MERAK	4,672	$3,718,912 ($796 Psf)	No Tran Since 1995	$15,174,656 ($3,248 Psf)	N.A / N.A	0	View
18 LENGKOK MERAK	3,431	$2,731,076 ($796 Psf)	No Tran Since 1995	$10,962,045 ($3,195 Psf)	Yes / Modification After Sale	0	View
19 LENGKOK MERAK	4,542	$3,615,432 ($796 Psf)	No Tran Since 1995	$14,766,042 ($3,251 Psf)	N.A / N.A	0	View
20 LENGKOK MERAK	3,207	$2,552,772 ($796 Psf)	No Tran Since 1995	$10,672,896 ($3,328 Psf)	N.A / N.A	0	View
21 LENGKOK MERAK	4,248	$3,381,408 ($796 Psf)	No Tran Since 1995	$13,810,248 ($3,251 Psf)	N.A / N.A	0	View
22 LENGKOK MERAK	3,234	$2,574,264 ($796 Psf)	No Tran Since 1995	$11,218,746 ($3,469 Psf)	N.A / N.A	0	View
25 LENGKOK MERAK	3,237	$2,576,652 ($796 Psf)	No Tran Since 1995	$11,012,274 ($3,402 Psf)	N.A / N.A	0	View
26 LENGKOK MERAK	3,572	$2,843,312 ($796 Psf)	No Tran Since 1995	$11,458,976 ($3,208 Psf)	Yes / Modification After Sale	0	View
27 LENGKOK MERAK	3,620	$2,881,520 ($796 Psf)	No Tran Since 1995	$11,714,320 ($3,236 Psf)	N.A / N.A	0	View
29 LENGKOK MERAK	8,383	$6,672,868 ($796 Psf)	No Tran Since 1995	$22,734,696 ($2,712 Psf)	Yes / Modification After Sale	0	View
3 LENGKOK MERAK	3,705	$2,949,180 ($796 Psf)	No Tran Since 1995	$11,893,050 ($3,210 Psf)	N.A / N.A	0	View

Showing 1–10 of 21 entries

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