LANDEDDistrict 21

2 SHAMAH TERRACE

Details

Address: 2 SHAMAH TERRACE
Lot size (sqft): 5881
Subtype: Semi-Detached House
Tenure type: Freehold
District: 21

Relevant market insights

Price Action

Beds

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Transaction History

Beds

Period

Size–sqft

Showing 2 of 2 total recorded transactions.


21-09-2018		—	$4,750,000	5,881	$808
12-01-2006		—	$1,780,000	5,881	$303

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Jalan Merbok	161 m	Mar 2026	Resale	$5,000,000	2,381	$2,100
Shamah Terrace	66 m	Oct 2024	Resale	$11,750,000	5,881	$1,998
38 Jalan Kakatua	175 m	Sep 2023	Resale	$9,400,000	4,933	$1,906
Shamah Terrace	66 m	Mar 2022	Resale	$5,200,000	3,651	$1,424
Shamah Terrace	66 m	Dec 2021	Resale	$4,050,000	3,083	$1,314
45 Jalan Selanting	231 m	29-12-2020	Resale	$5,850,000	4,703	$1,244
17 Shamah Terrace	72 m	19-10-2020	Resale	$3,200,000	3,083	$1,038
31 Jalan Layang Layang	246 m	17-08-2020	Resale	$4,200,000	2,468	$1,702
4 Shamah Terrace	10 m	19-06-2019	Resale	$3,850,000	4,074	$945
35 Jalan Merbok	153 m	18-10-2018	Resale	$3,900,000	2,518	$1,549
11 Shamah Terrace	55 m	14-09-2018	Resale	$3,850,000	4,605	$836
43 Jalan Selanting	242 m	17-07-2018	Resale	$4,850,000	4,702	$1,031
47 Jalan Selanting	213 m	20-03-2018	Resale	$5,450,000	4,703	$1,159
12 Shamah Terrace	40 m	13-04-2017	Resale	$3,080,000	2,370	$1,300
18 Shamah Terrace	59 m	08-10-2014	Resale	$2,987,400	2,298	$1,300
21 Shamah Terrace	81 m	21-08-2012	Resale	$2,900,000	2,579	$1,124
12 Shamah Terrace	40 m	12-12-2011	Resale	$2,480,000	2,370	$1,046
41 Jalan Selanting	253 m	06-12-2011	Resale	$5,200,000	4,700	$1,106
39 Jalan Kakatua	227 m	25-05-2011	Resale	$8,400,000	10,024	$838
18 Shamah Terrace	59 m	02-03-2011	Resale	$2,300,000	2,298	$1,001

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 2 SHAMAH TERRACE. 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 Pool 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 2 SHAMAH TERRACE, 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

2 SHAMAH TERRACE 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

38 within 1 km

Lowest

$994

psf

Average

$1,649

psf

Highest

$2,369

psf

This propertyNearby condo


149 m	Park Natura	FH	2011	$1,664
318 m	The Sen	LH	2030	$2,338
425 m	Sherwood Condominium	FH	1998	$1,487
490 m	Charisma View	FH	2002	—
522 m	Highgate	FH	1995	$1,524
535 m	Grand Chateau	FH	1996	$1,552
543 m	Verdale	LH	2024	$1,973
559 m	Regis Mansions	FH	—	—
583 m	Selanting Green	FH	1998	$1,574
590 m	Grand Regency	FH	1999	$1,680

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

Keming Primary School≤ 1 km880 m
Bukit Timah Primary School1–2 km1.02 km
Bukit View Primary School1–2 km1.19 km
Lianhua Primary School1–2 km1.45 km
Pei Hwa Presbyterian Primary School1–2 km1.59 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 .

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