LANDEDDistrict 16

412 UPPER CHANGI ROAD

Details

Address: 412 UPPER CHANGI ROAD
Lot size (sqft): 4161
Subtype: Terrace House
Tenure type: Freehold
District: 16

Upcoming MRT

1.6 km from Bedok South (TEL Stage 5), opening 2026 · ~21 min walk

Sungei Bedok · 1.8 km · 2026

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 Tampines East, Siglap, Kembangan

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 412 UPPER CHANGI 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 412 UPPER CHANGI ROAD · 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.

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
22 Tanah Merah Kechil Avenue	52 m	Jan 2026	Resale	$3,558,000	2,229	$1,596
17 Tanah Merah Kechil Ridge	44 m	Oct 2021	Resale	$2,700,000	2,823	$956
19 Tanah Merah Kechil Ridge	43 m	Sep 2021	Resale	$2,600,000	2,476	$1,050
4 Tanah Merah Kechil Avenue	44 m	07 Dec 2020	Resale	$1,925,000	1,664	$1,157
6 Tanah Merah Kechil Avenue	41 m	06 Aug 2020	Resale	$2,120,000	1,666	$1,273
22 Tanah Merah Kechil Avenue	52 m	03 Jan 2019	Resale	$2,188,000	2,229	$982
28 Tanah Merah Kechil Avenue	66 m	11 Jul 2018	Resale	$2,130,000	2,120	$1,005
26 Tanah Merah Kechil Avenue	61 m	08 May 2018	Resale	$2,028,000	1,682	$1,206
20 Tanah Merah Kechil Avenue	46 m	27 Apr 2018	Resale	$2,150,000	2,164	$994
408 Upper Changi Road	14 m	14 Feb 2018	Resale	$2,670,000	2,208	$1,209
15 Tanah Merah Kechil Ridge	21 m	26 Dec 2017	Resale	$2,288,000	2,948	$776
10 Tanah Merah Kechil Avenue	37 m	22 Mar 2016	Resale	$1,880,000	1,658	$1,134
13 Tanah Merah Kechil Ridge	14 m	26 Feb 2016	Resale	$2,080,000	2,240	$929
26 Tanah Merah Kechil Avenue	61 m	07 May 2014	Resale	$1,750,000	1,682	$1,040
22 Tanah Merah Kechil Avenue	52 m	20 Apr 2013	Resale	$2,350,000	2,229	$1,054
6 Tanah Merah Kechil Avenue	41 m	05 Mar 2013	Resale	$2,100,000	1,666	$1,261
19 Tanah Merah Kechil Ridge	43 m	08 Aug 2012	Resale	$2,380,000	2,476	$961
400 Upper Changi Road	59 m	21 May 2012	Resale	$2,600,000	2,421	$1,074
16 Tanah Merah Kechil Avenue	40 m	11 Apr 2012	Resale	$1,938,000	1,646	$1,177
10 Tanah Merah Kechil Avenue	37 m	28 Dec 2011	Resale	$1,500,000	1,658	$905

412 UPPER CHANGI ROAD

Details

Price Action

Buyer Demand vs Competing Supply

Supply vs Demand Eligibility Pool by year within 4km of 412 UPPER CHANGI ROAD · actual

Rental Demand

Transaction History

Nearby Transactions