LANDEDDistrict 19

11 RECREATION ROAD

Details

Address: 11 RECREATION ROAD
Lot size (sqft): 1924
Subtype: Terrace House
Tenure type: Freehold
District: 19

Relevant market insights

Price Action

Beds

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Transaction History

Beds

Period

Size–sqft

Showing 1 of 1 total recorded transactions.

							Sellable from
1998-09-21		Resale	$830,000	1,924	$431	—	Now

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

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

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Recreation Road	65 m	2026-02-01	Resale	$4,000,000	1,924	$2,079
Recreation Lane	35 m	2025-09-01	Resale	$4,828,888	3,173	$1,522
Recreation Road	65 m	2025-08-01	Resale	$5,800,000	2,622	$2,212
Recreation Road	65 m	2025-03-01	Resale	$6,400,000	3,076	$2,081
Recreation Lane	35 m	2024-05-01	Resale	$3,880,000	1,934	$2,006
Recreation Lane	35 m	2023-09-01	Resale	$5,700,000	4,059	$1,404
9n Recreation Lane	78 m	2022-09-01	Resale	$2,700,000	2,691	$1,003
11a Recreation Road	6 m	2021-05-19	Resale	$3,180,000	1,930	$1,648
21 Joon Hiang Road	76 m	2021-05-12	Resale	$3,760,000	1,846	$2,037
38a Recreation Road	79 m	2020-11-26	Resale	$3,200,000	1,995	$1,604
19b Recreation Road	57 m	2018-04-02	Resale	$3,530,000	2,757	$1,280
25 Joon Hiang Road	76 m	2014-05-09	Resale	$2,050,000	1,838	$1,115
8 Recreation Lane	60 m	2014-04-04	Resale	$2,480,000	1,946	$1,274
19a Recreation Road	51 m	2013-04-17	Resale	$3,200,000	2,051	$1,560
21 Joon Hiang Road	76 m	2013-02-15	Resale	$3,300,000	1,846	$1,788
9n Recreation Lane	78 m	2011-10-21	Resale	$1,950,000	2,691	$725
21 Joon Hiang Road	76 m	2011-09-30	Resale	$1,730,000	1,846	$937
31 Joon Hiang Road	75 m	2011-04-14	Resale	$1,580,000	1,836	$861
27 Joon Hiang Road	75 m	2010-04-29	Resale	$1,400,000	1,841	$760
26 Recreation Road	44 m	2010-04-19	Resale	$3,000,000	2,870	$1,045

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 11 RECREATION ROAD. 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 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 11 RECREATION ROAD, 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 2026-07-10: azimuth 304° (NW), elevation 50°.

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

Where Else You Can Buy

11 RECREATION ROAD has no recent sale transactions to estimate a price from, so the explorer starts at a standard default budget — drag to explore what a budget buys across Singapore.

Nearby Condos

99 within 1 km

Lowest

$826

psf

Average

$1,530

psf

Highest

$2,365

psf

This propertyNearby condo


237 m	Forest Woods	LH	2020	$2,029
268 m	Casa Cambio	FH	2014	$1,725
282 m	Casa Riviera	FH	—	—
366 m	Space @ Kovan	FH	2015	$1,591
366 m	Kovan Centre	FH	1992	—
385 m	Cambio Suites	FH	2016	$1,414
400 m	Cherryhill	FH	1994	$1,686
401 m	Yeley Building	FH	1997	—
406 m	Stadia	FH	2010	$1,535
411 m	Central View	LH	2002	$1,318
436 m	Vibes @ Kovan	FH	2014	$1,460
436 m	Icb Shopping Centre	FH	—	—
454 m	Highland Centre	FH	—	—
486 m	Upper Serangoon Shopping Centre	FH	1982	$1,174
492 m	Kovan Primera	FH	2005	—
493 m	Nam Peng Centre	FH	1995	—
493 m	Spazio @ Kovan	FH	2016	$1,663
519 m	Wembly Residences	FH	2011	$1,432
520 m	Cherry Gardens	LH	2004	$826
528 m	Jade Residences	FH	2017	$1,778
530 m	Sai Ho Building	FH	1986	—
539 m	Calisay	FH	1985	—
549 m	Kovan 81	FH	—	—
550 m	The Morning Glory	FH	2003	$1,471
556 m	Evania	FH	2010	$1,534
562 m	Vina Lodge	FH	2002	$1,120
565 m	Rosalia Park	FH	1995	$1,266
568 m	Residences Botanique	FH	2012	$1,612
574 m	Choon Kim House	FH	—	—
600 m	The Yardley	FH	2005	$2,012
600 m	Sunglade	LH	2003	$1,629
629 m	Urban Residences	FH	2014	$1,499
631 m	Charles Ville	FH	1986	—
646 m	The Stradia	FH	—	—
657 m	Suites @ Paya Lebar	FH	2013	$1,639
673 m	Sunshine Grove	FH	—	—
685 m	Prestige Point	FH	2016	$1,509
699 m	Tangerine Grove	FH	2007	$1,707
722 m	Mondo Mansion Building	FH	—	—
723 m	Hillside Mansions	FH	1992	$1,454
736 m	The Sunshine	FH	2003	$1,700
736 m	Sunshine Apartments	FH	—	—
741 m	Seran Court	FH	1984	—
755 m	Yikai Court	FH	—	—
765 m	The Minton	LH	2013	$1,547
785 m	D'Pavilion	FH	2010	$1,494
787 m	Kovan Apartments	FH	—	—
788 m	Le Gambir	FH	—	—
805 m	Presto@Upper Serangoon	FH	2016	$1,599
806 m	Serangoon Apartments	FH	1978	—
820 m	Minton Court	FH	1992	—
826 m	Casa Espania	FH	1991	$1,456
827 m	Fragrant Gardens	FH	1991	$1,298
835 m	Foh Pin Mansion	FH	1979	—
842 m	Eastern Way Mansions	FH	1983	—
846 m	Eden Crest	FH	2005	$1,285
851 m	The Vue	FH	2013	$1,577
853 m	Sunshine Lodge	FH	1998	$1,222
853 m	Charlton Corner	FH	—	—
861 m	D'Hiro@Hillside	FH	2013	$1,372
865 m	57 @ Kovan	FH	—	—
869 m	Jansen House	FH	2026	$2,035
872 m	8 Eden Grove	FH	1999	$1,398
873 m	Casa Rosa	LH	2001	$1,207
875 m	Jansen Spring	FH	2001	—
880 m	Gambir Ridge	FH	2015	$1,614
880 m	Bartley Terrace	FH	1989	—
888 m	Sanctuary @ 813	FH	2011	$1,485
889 m	The Sunnydale	LH	2001	$1,380
891 m	The Bently Residences@Kovan	FH	2016	$1,673
895 m	Grand Regalia	FH	2004	$1,076
900 m	Mint Residences @ Jansen	FH	2009	$1,339
900 m	Residences @ Jansen	FH	2008	$1,299
902 m	Kovana	FH	2007	$1,549
904 m	Zhen Ji Garden	FH	—	—
909 m	Bayou Residence	FH	2008	$1,454
910 m	Vibes@Upper Serangoon	FH	2016	$1,701
916 m	The Gazania	FH	2023	$2,365
921 m	Charlton Garden	FH	1984	—
922 m	Eden View	FH	2006	$1,313
925 m	Palm Grove Condominium	FH	2002	$1,430
929 m	Jansen 28	FH	1999	$1,289
931 m	Amaranda Gardens	FH	2004	$2,222
933 m	Rainbow Garden	FH	1986	—
936 m	Bartley Grove	FH	1976	—
936 m	The Quinn	FH	2016	$1,673
939 m	La Dolce Vita	FH	2012	$1,623
940 m	Charlton Lodge	FH	1984	—
942 m	Kovan Lodge	FH	1984	—
942 m	Kovan Jewel	FH	2024	$2,148
947 m	Brighton View	FH	1985	—
949 m	Bartley Court	FH	1986	—
950 m	Hilbre28	FH	2017	—
954 m	Aroozoo Centre	FH	1986	—
964 m	Cardiff Court	LH	1987	—
967 m	Affluence Court	FH	1990	$1,322
980 m	Kovan Esquire	FH	1998	$1,558
984 m	Palm Haven	FH	2002	$1,458
992 m	Palm Ville	FH	—	—

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

Yangzheng Primary School≤ 1 km775 m
Zhonghua Primary School1–2 km1.04 km
Paya Lebar Methodist Girls' School (Primary)1–2 km1.16 km
CHIJ Our Lady Of Good Counsel1–2 km1.31 km
St. Gabriel'S Primary School1–2 km1.41 km
Xinghua Primary School1–2 km1.85 km
Cedar Primary School1–2 km1.85 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 MOE’s P1 registration rules.

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Transaction History

Beds

Period

Size–sqft

Showing 1 of 1 total recorded transactions.

							Sellable from
1998-09-21		Resale	$830,000	1,924	$431	—	Now

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Project

Distance

Date

Type

Price (SGD)

Area (sqft)

PSF

Recreation Road

65 m

2026-02-01

Resale

$4,000,000

1,924

$2,079

Recreation Lane

35 m

2025-09-01

Resale

$4,828,888

3,173

$1,522

Recreation Road

65 m

2025-08-01

Resale

$5,800,000

2,622

$2,212

Recreation Road

65 m

2025-03-01

Resale

$6,400,000

3,076

$2,081

Recreation Lane

35 m

2024-05-01

Resale

$3,880,000

1,934

$2,006

Recreation Lane

35 m

2023-09-01

Resale

$5,700,000

4,059

$1,404

9n Recreation Lane

78 m

2022-09-01

Resale

$2,700,000

2,691

$1,003

11a Recreation Road

6 m

2021-05-19

Resale

$3,180,000

1,930

$1,648

21 Joon Hiang Road

76 m

2021-05-12

Resale

$3,760,000

1,846

$2,037

38a Recreation Road

79 m

2020-11-26

Resale

$3,200,000

1,995

$1,604

19b Recreation Road

57 m

2018-04-02

Resale

$3,530,000

2,757

$1,280

25 Joon Hiang Road

76 m

2014-05-09

Resale

$2,050,000

1,838

$1,115

8 Recreation Lane

60 m

2014-04-04

Resale

$2,480,000

1,946

$1,274

19a Recreation Road

51 m

2013-04-17

Resale

$3,200,000

2,051

$1,560

21 Joon Hiang Road

76 m

2013-02-15

Resale

$3,300,000

1,846

$1,788

9n Recreation Lane

78 m

2011-10-21

Resale

$1,950,000

2,691

$725

21 Joon Hiang Road

76 m

2011-09-30

Resale

$1,730,000

1,846

$937

31 Joon Hiang Road

75 m

2011-04-14

Resale

$1,580,000

1,836

$861

27 Joon Hiang Road

75 m

2010-04-29

Resale

$1,400,000

1,841

$760

26 Recreation Road

44 m

2010-04-19

Resale

$3,000,000

2,870

$1,045

237 m

Forest Woods

2020

$2,029

268 m

Casa Cambio

2014

$1,725

282 m

Casa Riviera

—

366 m

Space @ Kovan

2015

$1,591

366 m

Kovan Centre

1992

—

385 m

Cambio Suites

2016

$1,414

400 m

Cherryhill

1994

$1,686

401 m

Yeley Building

1997

—

406 m

Stadia

2010

$1,535

411 m

Central View

2002

$1,318

436 m

Vibes @ Kovan

2014

$1,460

436 m

Icb Shopping Centre

—

454 m

Highland Centre

—

486 m

Upper Serangoon Shopping Centre

1982

$1,174

492 m

Kovan Primera

2005

—

493 m

Nam Peng Centre

1995

—

493 m

Spazio @ Kovan

2016

$1,663

519 m

Wembly Residences

2011

$1,432

520 m

Cherry Gardens

2004

$826

528 m

Jade Residences

2017

$1,778

530 m

Sai Ho Building

1986

—

539 m

Calisay

1985

—

549 m

Kovan 81

—

550 m

The Morning Glory

2003

$1,471

556 m

Evania

2010

$1,534

562 m

Vina Lodge

2002

$1,120

565 m

Rosalia Park

1995

$1,266

568 m

Residences Botanique

2012

$1,612

574 m

Choon Kim House

—

600 m

The Yardley

2005

$2,012

600 m

Sunglade

2003

$1,629

629 m

Urban Residences

2014

$1,499

631 m

Charles Ville

1986

—

646 m

The Stradia

—

657 m

Suites @ Paya Lebar

2013

$1,639

673 m

Sunshine Grove

—

685 m

Prestige Point

2016

$1,509

699 m

Tangerine Grove

2007

$1,707

722 m

Mondo Mansion Building

—

723 m

Hillside Mansions

1992

$1,454

736 m

The Sunshine

2003

$1,700

736 m

Sunshine Apartments

—

741 m

Seran Court

1984

—

755 m

Yikai Court

—

765 m

The Minton

2013

$1,547

785 m

D'Pavilion

2010

$1,494

787 m

Kovan Apartments

—

788 m

Le Gambir

—

805 m

Presto@Upper Serangoon

2016

$1,599

806 m

Serangoon Apartments

1978

—

820 m

Minton Court

1992

—

826 m

Casa Espania

1991

$1,456

827 m

Fragrant Gardens

1991

$1,298

835 m

Foh Pin Mansion

1979

—

842 m

Eastern Way Mansions

1983

—

846 m

Eden Crest

2005

$1,285

851 m

The Vue

2013

$1,577

853 m

Sunshine Lodge

1998

$1,222

853 m

Charlton Corner

—

861 m

D'Hiro@Hillside

2013

$1,372

865 m

57 @ Kovan

—

869 m

Jansen House

2026

$2,035

872 m

8 Eden Grove

1999

$1,398

873 m

Casa Rosa

2001

$1,207

875 m

Jansen Spring

2001

—

880 m

Gambir Ridge

2015

$1,614

880 m

Bartley Terrace

1989

—

888 m

Sanctuary @ 813

2011

$1,485

889 m

The Sunnydale

2001

$1,380

891 m

The Bently Residences@Kovan

2016

$1,673

895 m

Grand Regalia

2004

$1,076

900 m

Mint Residences @ Jansen

2009

$1,339

900 m

Residences @ Jansen

2008

$1,299

902 m

Kovana

2007

$1,549

904 m

Zhen Ji Garden

—

909 m

Bayou Residence

2008

$1,454

910 m

Vibes@Upper Serangoon

2016

$1,701

916 m

The Gazania

2023

$2,365

921 m

Charlton Garden

1984

—

922 m

Eden View

2006

$1,313

925 m

Palm Grove Condominium

2002

$1,430

929 m

Jansen 28

1999

$1,289

931 m

Amaranda Gardens

2004

$2,222

933 m

Rainbow Garden

1986

—

936 m

Bartley Grove

1976

—

936 m

The Quinn

2016

$1,673

939 m

La Dolce Vita

2012

$1,623

940 m

Charlton Lodge

1984

—

942 m

Kovan Lodge

1984

—

942 m

Kovan Jewel

2024

$2,148

947 m

Brighton View

1985

—

949 m

Bartley Court

1986

—

950 m

Hilbre28

2017

—

954 m

Aroozoo Centre

1986

—

964 m

Cardiff Court

1987

—

967 m

Affluence Court

1990

$1,322

980 m

Kovan Esquire

1998

$1,558

984 m

Palm Haven

2002

$1,458

992 m

Palm Ville

—

Primary Schools Within 1 km / 2 km

Yangzheng Primary School≤ 1 km775 m
Zhonghua Primary School1–2 km1.04 km
Paya Lebar Methodist Girls' School (Primary)1–2 km1.16 km
CHIJ Our Lady Of Good Counsel1–2 km1.31 km
St. Gabriel'S Primary School1–2 km1.41 km
Xinghua Primary School1–2 km1.85 km
Cedar Primary School1–2 km1.85 km