Price Action

Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Macpherson, Ang Mo Kio, Toa Payoh

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 7 JOON HIANG ROAD. 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 of 7 JOON HIANG 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.

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.

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Rental Demand

Transaction History

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
Recreation Road	92 m	Feb 2026	Resale	$4,000,000	1,924	$2,079
Recreation Road	92 m	Aug 2025	Resale	$5,800,000	2,622	$2,212
Recreation Road	92 m	Mar 2025	Resale	$6,400,000	3,076	$2,081
11a Recreation Road	89 m	19 May 2021	Resale	$3,180,000	1,930	$1,648
21 Joon Hiang Road	21 m	12 May 2021	Resale	$3,760,000	1,846	$2,037
38a Recreation Road	110 m	26 Nov 2020	Resale	$3,200,000	1,995	$1,604
1 Joon Hiang Road	34 m	24 Sep 2020	Resale	$8,880,000	9,936	$894
2 Recreation Road	52 m	31 Jul 2017	Resale	$6,100,000	7,065	$863
6 Recreation Road	39 m	18 May 2016	Resale	$3,000,000	2,622	$1,144
25 Joon Hiang Road	33 m	09 May 2014	Resale	$2,050,000	1,838	$1,115
8 Recreation Lane	99 m	04 Apr 2014	Resale	$2,480,000	1,946	$1,274
50 Joon Hiang Road	101 m	31 Jul 2013	Resale	$2,800,000	1,843	$1,519
21 Joon Hiang Road	21 m	15 Feb 2013	Resale	$3,300,000	1,846	$1,788
21 Joon Hiang Road	21 m	30 Sep 2011	Resale	$1,730,000	1,846	$937
4 Recreation Road	43 m	25 Jul 2011	Resale	$2,830,000	2,630	$1,076
31 Joon Hiang Road	50 m	14 Apr 2011	Resale	$1,580,000	1,836	$861
27 Joon Hiang Road	38 m	29 Apr 2010	Resale	$1,400,000	1,841	$760
26 Recreation Road	53 m	19 Apr 2010	Resale	$3,000,000	2,870	$1,045
29 Joon Hiang Road	44 m	09 Apr 2010	Resale	$1,380,000	1,845	$748
28 Recreation Road	60 m	23 Mar 2010	Resale	$2,930,000	2,828	$1,036

Details

Price Action

Buyer Demand vs Competing Supply

Rental Demand

Transaction History

Nearby Transactions