LANDEDDistrict 23

28 ALMOND AVENUE

Details

Address: 28 ALMOND AVENUE
Lot size (sqft): 2221
Subtype: Semi-Detached House
Tenure type: 99
District: 23

Relevant market insights

Primary Schools Within 1 km / 2 km

Bukit Panjang Primary School≤ 1 km530 m
CHIJ Our Lady Queen Of Peace≤ 1 km835 m
Zhenghua Primary School1–2 km1.04 km
Beacon Primary School1–2 km1.43 km
Greenridge Primary School1–2 km1.76 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 .

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 1 of 1 total recorded transactions.


16 May 2013		—	$3,168,000	2,221	$1,426

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
Almond Avenue	24 m	Nov 2025	Resale	$5,900,000	5,324	$1,108
Almond Avenue	24 m	Nov 2025	Resale	$4,000,000	2,223	$1,799
Almond Avenue	24 m	Oct 2025	Resale	$3,700,000	2,274	$1,627
91 Almond Crescent	72 m	May 2023	Resale	$2,550,000	1,620	$1,574
43 Almond Street	63 m	Aug 2022	Resale	$3,268,888	2,236	$1,462
35 Almond Street	35 m	Sep 2021	Resale	$3,170,000	2,228	$1,423
41 Almond Street	53 m	Sep 2021	Resale	$3,080,000	2,235	$1,378
29 Almond Street	23 m	Aug 2021	Resale	$3,100,000	2,234	$1,388
37 Almond Street	39 m	Jun 2021	Resale	$3,052,000	2,234	$1,366
39 Almond Street	48 m	07 Apr 2021	Resale	$2,628,000	2,234	$1,176
45 Almond Street	68 m	19 Mar 2021	Resale	$2,950,000	2,206	$1,337
36 Almond Avenue	32 m	18 Feb 2021	Resale	$2,830,000	2,217	$1,276
34 Almond Avenue	26 m	07 Jan 2021	Resale	$3,020,000	2,214	$1,364
20 Almond Avenue	44 m	21 Dec 2020	Resale	$3,600,000	6,261	$575
38 Almond Avenue	42 m	27 Oct 2020	Resale	$2,750,000	2,215	$1,242
30 Almond Avenue	10 m	10 Sep 2020	Resale	$2,680,000	2,220	$1,207
24 Almond Avenue	16 m	31 Aug 2020	Resale	$3,030,000	2,219	$1,365
21 Almond Street	65 m	11 Aug 2020	Resale	$4,500,000	5,920	$760
23 Almond Street	32 m	05 Aug 2020	Resale	$3,280,000	2,511	$1,306
78 Almond Crescent	82 m	05 Aug 2020	Resale	$1,900,000	2,398	$792

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 28 ALMOND AVENUE. 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 28 ALMOND AVENUE, 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

28 ALMOND AVENUE 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

13 within 1 km

Lowest

$1,017

psf

Average

$1,651

psf

Highest

$2,167

psf

This propertyNearby condo


307 m	Eco Sanctuary	LH	2016	$1,649
406 m	Narra Residences	LH	2029	$2,167
418 m	Foresque Residences	LH	2014	$1,584
503 m	The Botany At Dairy Farm	LH	2027	$2,080
527 m	Dairy Farm Residences	LH	2024	$1,820
604 m	Chestnut Ville	FH	—	—
639 m	The Skywoods	LH	2016	$1,690
666 m	Cashew Park Condominium	FH	1983	$1,311
792 m	Chestervale	LH	1999	$1,017
852 m	Dairy Farm Estate	FH	1989	—

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.

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