HDBDistrict 12

Block 2B Upp Boon Keng Rd

Details

Block: 2B
Street: Upp Boon Keng Rd
District: 12
Tenure type: 99
Lease start: 2006

Relevant market insights

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

164 flats at Block 2B Upp Boon Keng Rd. Past its estimated Minimum Occupation Period since 2011 — original owners are free to sell.

164

Free to sell now

flats · MOP reached 2011

164

Held by

original + resale owners

Year-level estimate — original owners’ MOP runs from key collection, which isn’t public. Resale flats reset their own MOP.

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 63 total recorded transactions.


Jul 2025	—	$975,000	968	$1,007
Jun 2025	—	$868,888	968	$898
Apr 2025	—	$990,000	968	$1,023
Apr 2025	—	$950,000	968	$981
Nov 2024	—	$880,000	968	$909
Aug 2024	—	$1,051,888	1,184	$888
Feb 2024	—	$908,000	968	$938
Jun 2023	—	$962,000	1,184	$813
Feb 2023	—	$895,000	1,184	$756
Jan 2023	—	$900,000	968	$930

Flats here that have never resold are held by original (BTO) owners, estimated past their Minimum Occupation Period since 2011. Year-level estimate — original owners’ MOP runs from key collection, which isn’t public.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

50 HDB resale transactions from other properties within 300 m, newest first.

Block	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Block 16 Upp Boon Keng Rd	202 m	Jul 2026	Resale	$378,000	699	$541
Block 8C Upp Boon Keng Rd	100 m	Jun 2026	Resale	$1,050,000	947	$1,109
Block 8C Upp Boon Keng Rd	100 m	Jun 2026	Resale	$1,050,000	947	$1,109
Block 3B Upp Boon Keng Rd	156 m	Jun 2026	Resale	$920,000	968	$950
Block 8A Upp Boon Keng Rd	221 m	Jun 2026	Resale	$1,218,000	1,022	$1,192
Block 3B Upp Boon Keng Rd	156 m	May 2026	Resale	$850,000	968	$878
Block 14A Upp Boon Keng Rd	210 m	May 2026	Resale	$895,000	1,087	$823
Block 5A Upp Boon Keng Rd	213 m	May 2026	Resale	$1,030,000	1,001	$1,029
Block 8A Upp Boon Keng Rd	221 m	May 2026	Resale	$823,000	753	$1,093
Block 2A Upp Boon Keng Rd	36 m	Apr 2026	Resale	$947,000	1,184	$800
Block 8C Upp Boon Keng Rd	100 m	Apr 2026	Resale	$1,168,000	1,022	$1,143
Block 11 Upp Boon Keng Rd	104 m	Apr 2026	Resale	$428,000	699	$612
Block 11 Upp Boon Keng Rd	104 m	Apr 2026	Resale	$458,888	699	$656
Block 2D Upp Boon Keng Rd	105 m	Apr 2026	Resale	$1,020,000	1,184	$861
Block 2D Upp Boon Keng Rd	105 m	Apr 2026	Resale	$995,000	968	$1,028
Block 14 Upp Boon Keng Rd	216 m	Apr 2026	Resale	$1,070,000	1,313	$815
Block 11 Upp Boon Keng Rd	104 m	Mar 2026	Resale	$450,000	710	$634
Block 2D Upp Boon Keng Rd	105 m	Mar 2026	Resale	$905,000	968	$935
Block 5A Upp Boon Keng Rd	213 m	Mar 2026	Resale	$725,888	721	$1,007
Block 5A Upp Boon Keng Rd	213 m	Mar 2026	Resale	$780,000	721	$1,082

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of Block 2B Upp Boon Keng Rd. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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West Sun Exposure

When direct sun lands on a West-facing window at Block 2B Upp Boon Keng Rd, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$950k, the median of recent sale transactions at Block 2B Upp Boon Keng Rd) — drag to explore what else that budget buys across Singapore.

Nearby Condos

33 within 1 km

Lowest

$978

psf

Average

$1,429

psf

Highest

$2,403

psf

This propertyNearby condo


196 m	Canne Lodge	FH	1995	$1,392
320 m	Studio8	FH	2014	$1,755
489 m	Centra Residence	FH	2014	$1,408
515 m	The Diamond	FH	1997	$1,120
515 m	The Riverine By The Park	FH	2010	$2,074
554 m	Wang Lodge	FH	1995	$1,236
569 m	Fern Lodge	FH	—	—
581 m	Royce Residences	FH	—	$1,504
622 m	Goodview Apartments	FH	—	—
627 m	Sunflower Court	FH	2001	$992

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Bendemeer Primary School1–2 km1.14 km
Geylang Methodist School (Primary)1–2 km1.43 km
Hong Wen School1–2 km1.8 km
Canossa Catholic Primary School1–2 km1.87 km
Kong Hwa School1–2 km1.88 km

Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from this property’s registered coordinates — not from a specific unit. Distance sets priority within each registration phase; balloting still applies — see .

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.