LANDEDDistrict 28

11 UPPER NERAM ROAD

Details

Address: 11 UPPER NERAM ROAD
Lot size (sqft): 3785
Subtype: Semi-Detached House
Tenure type: 999
District: 28

Upcoming MRT

2.0 km from Tavistock (CRL Phase 1), opening 2030 · ~25 min walk

Main door facingEstimated

Main door faces South — estimated from building geometry.

Estimated from OSM building outline + road geometry (OneMap basemap)

Relevant market insights

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Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Ang Mo Kio, Sengkang, Hougang

haio estimate

x.x×

Demand

xx,xxx

Nearby upgraders able to buy a unit like yours this year

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 UPPER NERAM ROAD, by how soon they can sell:

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

Past-MOP blocks resold in the last 5 years restart the buyer's MOP, so they're excluded from the sellable-now pool — they sit on the resale clock instead.

Supply vs Demand Eligibility Pool by year within 4km of 11 UPPER NERAM ROAD · actual

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

How these numbers are derived

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.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

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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Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Dedap Road	38 m	May 2026	Resale	$6,488,888	4,166	$1,558
Dedap Road	38 m	May 2026	Resale	$5,230,000	3,665	$1,427
21 Upper Neram Road	42 m	May 2026	Resale	$5,230,000	3,665	$1,427
29 Upper Neram Road	87 m	May 2026	Resale	$6,488,888	4,166	$1,558
Dedap Road	38 m	Apr 2026	Resale	$8,700,000	3,943	$2,206
48 Kasai Road	93 m	Feb 2026	Resale	$9,280,000	4,414	$2,102
18 Upper Neram Road	47 m	Nov 2024	Resale	$4,880,000	3,941	$1,238
7 Upper Neram Road	20 m	Oct 2024	Resale	$5,600,000	3,844	$1,457
22 Upper Neram Road	47 m	Sep 2024	Resale	$5,080,000	4,091	$1,242
44 Kasai Road	90 m	May 2024	Resale	$7,700,000	4,418	$1,743
7 Upper Neram Road	20 m	Jan 2024	Resale	$5,438,000	3,844	$1,415
1 Neram Road	99 m	Apr 2023	Resale	$4,200,000	2,303	$1,824
1 Upper Neram Road	50 m	Feb 2023	Resale	$5,328,000	4,187	$1,273
27 Upper Neram Road	79 m	Aug 2022	Resale	$5,300,000	3,965	$1,337
37 Dedap Road	33 m	17 Mar 2021	Resale	$3,500,000	3,943	$888
10 Upper Neram Road	67 m	05 Mar 2021	Resale	$5,300,000	4,004	$1,324
25 Upper Neram Road	65 m	09 Mar 2018	Resale	$4,180,000	3,671	$1,139
52 Kasai Road	100 m	14 Dec 2016	Resale	$6,050,000	4,410	$1,372
44 Kasai Road	90 m	04 Mar 2016	Resale	$3,850,000	4,418	$871
1 Neram Road	99 m	04 May 2014	Resale	$3,000,000	2,303	$1,303

11 UPPER NERAM ROAD

Details

Price Action

Buyer Demand vs Competing Supply

Supply vs Demand Eligibility Pool by year within 4km of 11 UPPER NERAM ROAD · actual

Rental Demand

Transaction History

Nearby Transactions