LANDEDDistrict 19

32 JALAN LEPAS

Details

Address: 32 JALAN LEPAS
Lot size (sqft): 2092
Subtype: Terrace House
Tenure type: Freehold
District: 19

Upcoming MRT

1.4 km from Defu (CRL Phase 1), opening 2030 · ~18 min walk

Hougang · 1.8 km · 2030

Relevant market insights

Price Action

Beds

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Transaction History

Beds

Period

Size–sqft

Showing 1 of 1 total recorded transactions.

							Sellable from
2012-03-21		Resale	$1,935,000	2,092	$925	—	Nowsince Q1 2016

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

50 landed transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Jalan Lepas	21 m	2025-06-01	Resale	$4,708,888	1,999	$2,356
Jalan Lepas	21 m	2025-04-01	Resale	$3,900,000	2,092	$1,864
4 Jalan Lepas	92 m	2025-03-01	Resale	$5,280,000	2,092	$2,524
33 Jalan Lepas	44 m	2025-01-01	Resale	$3,800,000	2,000	$1,900
6 Jalan Lepas	86 m	2024-12-01	Resale	$4,188,888	2,092	$2,002
Jalan Lepas	21 m	2024-09-01	Resale	$3,700,000	1,999	$1,851
15 Jalan Lepas	75 m	2024-08-01	Resale	$3,758,888	2,000	$1,879
31 Jalan Lepas	44 m	2023-09-01	Resale	$3,650,000	2,000	$1,825
4 Jalan Lepas	92 m	2022-02-01	Resale	$3,001,000	2,092	$1,435
30 Jalan Lepas	6 m	2021-04-16	Resale	$3,750,000	2,092	$1,793
128 Aroozoo Avenue	77 m	2021-01-05	Resale	$2,560,000	2,000	$1,280
7 Jalan Lepas	91 m	2020-06-12	Resale	$2,600,000	2,000	$1,300
106 Aroozoo Avenue	122 m	2017-10-26	Resale	$2,800,000	2,931	$955
141 Aroozoo Avenue	115 m	2017-06-02	Resale	$3,500,000	3,499	$1,000
20 Jalan Samarinda	134 m	2017-02-01	Resale	$2,650,000	2,703	$980
22 Jalan Lepas	31 m	2016-08-22	Resale	$2,680,000	3,246	$826
30 Jalan Lepas	6 m	2016-03-16	Resale	$1,900,000	2,092	$908
36 Jalan Lepas	12 m	2015-02-06	Resale	$2,150,000	2,092	$1,028
26 Jalan Lepas	18 m	2012-12-13	Resale	$2,398,000	2,092	$1,146
24 Jalan Lepas	26 m	2012-06-29	Resale	$2,180,000	2,092	$1,042

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 32 JALAN LEPAS. 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 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 32 JALAN LEPAS, 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 2026-07-10: azimuth 304° (NW), elevation 50°.

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

Where Else You Can Buy

32 JALAN LEPAS 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

47 within 1 km

Lowest

$1,076

psf

Average

$1,583

psf

Highest

$2,148

psf

This propertyNearby condo


56 m	The Promenade@Pelikat	FH	2015	$1,328
77 m	Primo Residences	FH	2012	$1,309
77 m	Pelikat Court	FH	1984	—
586 m	Aroozoo Centre	FH	1986	—
613 m	Stars Of Kovan	LH	2019	$1,927
652 m	Charlton Lodge	FH	1984	—
681 m	Kovan Melody	LH	2006	$1,748
698 m	The Tembusu	FH	2016	$1,913
706 m	Kovan Residences	LH	2011	$1,844
707 m	Kovan Grandeur	LH	2011	$1,474
708 m	Charlton Garden	FH	1984	—
713 m	Suites @ Kovan	FH	2010	$1,790
715 m	Park Residences Kovan	FH	2014	$1,863
717 m	Charlton Corner	FH	—	—
728 m	Fortune Park	FH	1996	$1,339
748 m	Foh Pin Mansion	FH	1979	—
757 m	Cheng Hoe House	FH	1983	—
764 m	Simon Plaza	FH	1990	$1,358
770 m	The Old House	FH	—	—
774 m	Kovan Crest	FH	1999	$1,363
780 m	Yi Mei Gardens	FH	1984	—
781 m	Grand Regalia	FH	2004	$1,076
795 m	The Minton	LH	2013	$1,547
803 m	Kovan Esquire	FH	1998	$1,558
805 m	Sanctuary @ 813	FH	2011	$1,485
805 m	Kovan Lodge	FH	1984	—
805 m	Kovan Jewel	FH	2024	$2,148
810 m	Trilive	FH	2018	$1,801
826 m	Kovana	FH	2007	$1,549
834 m	Affluence Court	FH	1990	$1,322
845 m	Serangoon Apartments	FH	1978	—
847 m	D'Pavilion	FH	2010	$1,494
850 m	57 @ Kovan	FH	—	—
859 m	Harmony @ 1a	FH	—	—
864 m	Hua Court	FH	1988	—
878 m	The Courtyard	FH	1995	$1,394
879 m	Kovan Regency	LH	2015	$1,877
899 m	Fiorenza	FH	2011	$1,504
912 m	The Bently Residences@Kovan	FH	2016	$1,673
942 m	Eastern Way Mansions	FH	1983	—
959 m	Kovan Apartments	FH	—	—
968 m	Bliss@Kovan	FH	2015	$1,649
968 m	Minton Court	FH	1992	—
980 m	Choon Kim House	FH	—	—
998 m	Richards Mansions	FH	1992	—
998 m	21 Richards	FH	2013	$1,499
999 m	Pin Mansions	FH	1992	$1,486

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

Xinghua Primary School≤ 1 km345 m
Paya Lebar Methodist Girls' School (Primary)≤ 1 km710 m
Holy Innocents' Primary School1–2 km1.41 km
Xinmin Primary School1–2 km1.87 km
Montfort Junior School1–2 km1.99 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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Transaction History