LANDEDDistrict 10

28 JALAN MERAH SAGA

Details

Address: 28 JALAN MERAH SAGA
Lot size (sqft): 4162
Subtype: Semi-Detached House
Tenure type: Freehold
District: 10

Relevant market insights

Price Action

Beds

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Transaction History

Beds

Period

Size–sqft

Showing 1 of 1 total recorded transactions.


16-05-1999		—	$2,450,000	4,162	$589

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 Merah Saga	45 m	Jul 2025	Resale	$9,500,000	3,834	$2,478
Jalan Merah Saga	45 m	Apr 2022	Resale	$7,488,891	3,542	$2,114
Jalan Merah Saga	45 m	Dec 2021	Resale	$4,950,000	3,656	$1,354
5 Belmont Road	137 m	02-10-2019	Resale	$18,600,000	16,326	$1,139
14 Jalan Merah Saga	91 m	26-09-2019	Resale	$5,200,000	3,547	$1,466
139 Holland Road	42 m	24-10-2018	Resale	$10,380,000	6,568	$1,580
18 Jalan Merah Saga	64 m	05-09-2018	Resale	$4,950,000	3,473	$1,425
2 Jalan Merah Saga	170 m	10-08-2018	Resale	$6,880,000	4,051	$1,698
131 Holland Road	116 m	23-01-2015	Resale	$11,119,803	6,986	$1,592
6,8 Jalan Merah Saga	133 m	17-05-2012	Resale	$11,280,000	7,053	$1,599
22 Ford Avenue	248 m	24-02-2012	Resale	$8,000,000	4,126	$1,939
2 Jalan Merah Saga	170 m	08-02-2011	Resale	$5,800,000	4,051	$1,432
151 Holland Road	94 m	21-05-2010	Resale	$8,280,000	5,909	$1,401
5 Belmont Road	137 m	16-03-2010	Resale	$16,000,000	16,326	$980
20a Ford Avenue	262 m	10-12-2007	Resale	$3,680,000	3,607	$1,020
5 Belmont Road	137 m	03-09-2007	Resale	$13,800,000	16,326	$845
151 Holland Road	94 m	21-06-2007	Resale	$5,500,000	5,909	$931
6 Cornwall Gardens	243 m	30-05-2007	Resale	$13,800,000	16,449	$839
1 Jalan Hitam Manis	261 m	25-01-2007	Resale	$5,000,000	5,742	$871
12 Belmont Road	240 m	23-09-2005	Resale	$8,600,000	16,310	$527

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 JALAN MERAH SAGA. 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 JALAN MERAH SAGA, 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 JALAN MERAH SAGA 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

57 within 1 km

Lowest

$1,056

psf

Average

$2,139

psf

Highest

$3,328

psf

This propertyNearby condo


23 m	Sylvan Lodge	FH	—	—
62 m	Mooi Residences	FH	2023	$2,483
94 m	Loft@Holland	FH	2014	$1,848
97 m	Holland Court	FH	—	$1,951
110 m	The Belmont	FH	—	—
116 m	The Enclave . Holland	FH	2019	$2,035
119 m	Jade Mansion	FH	1982	$2,004
126 m	Leedon 2	FH	1996	$2,144
147 m	The Merasaga	LH	1995	$2,133
155 m	Ygk Garden	FH	2008	$2,168

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

Nanyang Primary School1–2 km1.43 km
New Town Primary School1–2 km1.44 km
Henry Park Primary School1–2 km1.6 km
Fairfield Methodist School (Primary)1–2 km1.92 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 MOE’s P1 registration rules.

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