LANDEDDistrict 28

28 UPPER NERAM ROAD

Details

Address: 28 UPPER NERAM ROAD
Lot size (sqft): 3937
Subtype: Semi-Detached House
Tenure type: 999
District: 28

Upcoming MRT

1.9 km from Tavistock (CRL Phase 1), opening 2030 · ~24 min walk

Main door facingEstimated

Main door faces North — 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

xx,xxx

Nearby upgraders able to buy a unit like yours this year

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 UPPER NERAM ROAD, by how soon they can sell:

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

Past-MOP blocks resold in the last 5 years restart the buyer's MOP, so they're excluded from the sellable-now pool — they sit on the resale clock instead.

Supply vs Demand Eligibility Pool by year within 4km of 28 UPPER NERAM ROAD · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

How these numbers are derived

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	46 m	May 2026	Resale	$5,230,000	3,665	$1,427
29 Upper Neram Road	64 m	May 2026	Resale	$6,488,888	4,166	$1,558
48 Kasai Road	72 m	Feb 2026	Resale	$9,280,000	4,414	$2,102
32 Kasai Road	59 m	Jul 2025	Resale	$8,800,000	4,408	$1,996
18 Upper Neram Road	51 m	Nov 2024	Resale	$4,880,000	3,941	$1,238
7 Upper Neram Road	80 m	Oct 2024	Resale	$5,600,000	3,844	$1,457
22 Upper Neram Road	29 m	Sep 2024	Resale	$5,080,000	4,091	$1,242
8 Neram Road	81 m	Aug 2024	Resale	$4,000,000	1,752	$2,283
4 Neram Road	69 m	Jul 2024	Resale	$3,300,000	1,727	$1,911
44 Kasai Road	53 m	May 2024	Resale	$7,700,000	4,418	$1,743
3 Neram Road	76 m	Jan 2024	Resale	$3,400,000	1,923	$1,768
7 Upper Neram Road	80 m	Jan 2024	Resale	$5,438,000	3,844	$1,415
1 Neram Road	67 m	Apr 2023	Resale	$4,200,000	2,303	$1,824
6 Neram Road	75 m	Mar 2023	Resale	$3,080,000	1,752	$1,758
27 Upper Neram Road	57 m	Aug 2022	Resale	$5,300,000	3,965	$1,337
36 Kasai Road	48 m	27 Nov 2020	Resale	$6,050,000	4,421	$1,368
8 Neram Road	81 m	28 Sep 2020	Resale	$2,050,000	1,752	$1,170
2 Neram Road	62 m	15 May 2018	Resale	$2,920,000	3,304	$884
25 Upper Neram Road	50 m	09 Mar 2018	Resale	$4,180,000	3,671	$1,139
32 Kasai Road	59 m	20 Apr 2016	Resale	$3,920,000	4,408	$889

28 UPPER NERAM ROAD

Details

Price Action

Buyer Demand vs Competing Supply

Supply vs Demand Eligibility Pool by year within 4km of 28 UPPER NERAM ROAD · actual

Rental Demand

Transaction History

Nearby Transactions