Note · Cadastral-only recordThis address appears in the SLA polygon registry as a Semi-Detached House lot. It may have been redeveloped — no recent transactions are recorded. Check nearby URA condo projects.

LANDEDDistrict 19

274 UPPER PAYA LEBAR ROAD

Details

Address: 274 UPPER PAYA LEBAR ROAD
Lot size (sqft): 1654
Subtype: Semi-Detached House
District: 19

Relevant market insights

Price Action

Beds

Showing absolute price — area data unavailable for these transactions, so PSF cannot be computed.

Transaction History

Beds

Size–sqft

Showing 0 of 0 total recorded transactions.

No transactions recorded for this property yet.

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
Jalan Korban	76 m	Mar 2026	Resale	$4,380,000	1,650	$2,655
Jalan Korban	76 m	Dec 2022	Resale	$3,000,000	1,650	$1,818
Thrift Drive	66 m	Jul 2022	Resale	$3,618,000	2,288	$1,581
Thrift Drive	66 m	Jun 2022	Resale	$3,050,000	1,649	$1,850
28 Thrift Drive	66 m	05-04-2021	Resale	$1,800,000	1,650	$1,091
278 Upper Paya Lebar Road	14 m	11-12-2020	Resale	$2,088,888	1,649	$1,267
17 Jalan Korban	87 m	10-12-2020	Resale	$2,780,000	1,650	$1,685
8 Jalan Gotong Royong	89 m	24-09-2019	Resale	$1,980,000	1,300	$1,523
35 Thrift Drive	27 m	02-02-2018	Resale	$2,080,000	1,649	$1,261
272 Upper Paya Lebar Road	6 m	12-01-2018	Resale	$2,250,000	2,266	$993
9 Jalan Korban	81 m	12-12-2017	Resale	$2,490,000	2,428	$1,026
37 Thrift Drive	31 m	23-08-2017	Resale	$1,980,000	1,649	$1,201
26 Thrift Drive	63 m	12-06-2017	Resale	$1,940,000	1,650	$1,176
2 Jalan Gotong Royong	74 m	05-06-2017	Resale	$2,588,888	1,730	$1,496
12 Jalan Usaha	91 m	22-06-2016	Resale	$2,380,000	2,869	$830
2 Jalan Usaha	86 m	07-12-2015	Resale	$2,000,000	2,331	$858
286 Upper Paya Lebar Road	41 m	30-10-2015	Resale	$1,850,000	1,655	$1,118
16 Thrift Drive	61 m	20-07-2015	Resale	$1,988,888	1,650	$1,205
32 Thrift Drive	73 m	25-07-2012	Resale	$2,680,000	2,530	$1,059
276 Upper Paya Lebar Road	8 m	07-03-2012	Resale	$2,200,000	1,655	$1,329

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 274 UPPER PAYA LEBAR 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 · 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 274 UPPER PAYA LEBAR 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 2026-07-11: azimuth 304° (NW), elevation 50°.

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

Where Else You Can Buy

274 UPPER PAYA LEBAR 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

36 within 1 km

Lowest

$826

psf

Average

$1,604

psf

Highest

$2,365

psf

This propertyNearby condo


136 m	Crystal De Azure	FH	2006	—
171 m	Kensington Square	FH	2016	$1,633
172 m	Bartley Residences	LH	2015	$1,797
239 m	Botanique At Bartley	LH	2019	$1,982
288 m	The Lilium	FH	2021	—
364 m	La Dolce Vita	FH	2012	$1,623
375 m	Bartley Ridge	LH	2016	$1,919
385 m	Rainbow Garden	FH	1986	—
394 m	Bayou Residence	FH	2008	$1,454
405 m	Bartley Vue	LH	2026	$2,103

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

Paya Lebar Methodist Girls' School (Primary)≤ 1 km635 m
Cedar Primary School1–2 km1.25 km
Yangzheng Primary School1–2 km1.68 km
Xinghua Primary School1–2 km1.75 km
Canossa Catholic Primary School1–2 km1.94 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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