LANDEDDistrict 28

23 UPPER NERAM ROAD

Details

Address: 23 UPPER NERAM ROAD
Lot size (sqft): 3632
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 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 23 UPPER NERAM 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 Eligibility Pool by year within 4km of 23 UPPER NERAM ROAD · 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.

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
21 Upper Neram Road	15 m	May 2026	Resale	$5,230,000	3,665	$1,427
29 Upper Neram Road	30 m	May 2026	Resale	$6,488,888	4,166	$1,558
Dedap Road	78 m	May 2026	Resale	$6,488,888	4,166	$1,558
Dedap Road	78 m	May 2026	Resale	$5,230,000	3,665	$1,427
Dedap Road	78 m	Apr 2026	Resale	$8,700,000	3,943	$2,206
Dedap Link	88 m	Dec 2025	Resale	$4,138,000	2,201	$1,880
Dedap Link	88 m	Jan 2025	Resale	$4,800,000	4,706	$1,020
18 Upper Neram Road	79 m	Nov 2024	Resale	$4,880,000	3,941	$1,238
7 Upper Neram Road	77 m	Oct 2024	Resale	$5,600,000	3,844	$1,457
22 Upper Neram Road	61 m	Sep 2024	Resale	$5,080,000	4,091	$1,242
8 Neram Road	84 m	Aug 2024	Resale	$4,000,000	1,752	$2,283
4 Neram Road	74 m	Jul 2024	Resale	$3,300,000	1,727	$1,911
3 Neram Road	55 m	Jan 2024	Resale	$3,400,000	1,923	$1,768
7 Upper Neram Road	77 m	Jan 2024	Resale	$5,438,000	3,844	$1,415
Dedap Link	88 m	Jul 2023	Resale	$4,060,889	2,379	$1,707
1 Neram Road	42 m	Apr 2023	Resale	$4,200,000	2,303	$1,824
6 Neram Road	79 m	Mar 2023	Resale	$3,080,000	1,752	$1,758
27 Upper Neram Road	22 m	Aug 2022	Resale	$5,300,000	3,965	$1,337
37 Dedap Road	67 m	17 Mar 2021	Resale	$3,500,000	3,943	$888
36 Kasai Road	91 m	27 Nov 2020	Resale	$6,050,000	4,421	$1,368

23 UPPER NERAM ROAD

Details

Price Action

Buyer Demand vs Competing Supply

Supply vs Demand Eligibility Pool by year within 4km of 23 UPPER NERAM ROAD · actual

Rental Demand

Transaction History

Nearby Transactions