Run 4 · PropertyGuru crawled 21 Sep 2026 · D15 · Serangoon Gardens · Seletar Hills · under S$6M · freehold / 999-yr · conventional landed

Big-Plot Landed Under S$6M

115 live listings, ordered the way the brief asked: the 3 houses the buyer chose from the first shortlist sit at the top as band P, then corner terraces and semi-detached houses in the three core areas, then inter-terraces, then houses on the fringe of those estates; within each band the largest plot comes first. The top 41 were opened on PropertyGuru to confirm tenure, house type, land area and the address behind the embedded postal code; the rest are card data only and are marked as such. 42 rows carry URA-caveated sales for the same street so you can see whether the asking price per sqft of land is above or below what the street has actually traded at.

19
A · corner / semi-D, core estate
55
B · inter-terrace, core estate
38
C · fringe of the estates
3
P · buyer's picks from run 1
41
opened and verified
0
kept by you

Where to start

The biggest plots that are verified, conventional title and priced at or under what their street has traded at. Everything else is in the table below.

Full list, largest plot first

Keep / Pass and notes save in this browser. This is the vetting copy; share only once you have passed the rows you don't want the client to see. "Ask" copies the agent questions with the listing filled in. "Comps" compares the asking price per sqft of land with URA-caveated sales on the same street; open a row to see the transactions.

P chosen by the buyer from the first shortlist, re-verified 22 SepA corner terrace or semi-D inside D15, Serangoon Gardens or Seletar Hills properB inter-terrace inside those estatesC fringe: Seletar / Yio Chu Kang streets outside Seletar Hills, or the edge of Serangoon GardensVERIFIED listing page openedCARD ONLY search card only, not opened
Below street asking psf (land) at least 7% under the recent medianIn line within about 7%Above street 7% or more overNo comps too few caveats, or street unknown
P · buyer picksABCVerified only
#BandListingAddress LandAskingpsf landStreet comps (URA) Built-uppsf built-up TenureTypeBuiltFlags / notesVetYour note
Also in the crawl but outside the three areas: freehold / 999-yr listings under S$6M in the rest of D19 and D28 (Kovan, Hougang, Yio Chu Kang side streets), card data only, largest plot first
ListingEstateLandAskingBuilt-uppsf built-upTenureTypeBuiltFlags

How to read the comps

Landed houses trade on land first and the house second, so the comparison is asking price ÷ land area against URA-caveated sales of the same house type (terrace or semi-D) on the same street, widening to any landed sale on that street when there are fewer than three of the same type.

What the verdict means

  • Below street: the asking psf on land is at least 7% under the median of recent sales on that street. Usually an older or original-condition house, or a motivated seller. Worth a viewing even if the house needs work.
  • In line: within about 7% of the street median. The negotiation is about condition, orientation and plot shape, not headline price.
  • Above street: 7% or more over the median. Only justified if the house is newly rebuilt or reconstructed; check the approved plans and the year built before paying for it.
  • No comps: fewer than three usable caveats on the street in the window, or the listing's location is masked so the street is unknown.

What it does not tell you

  • Caveats show land area and price, not the built-up or condition of the house sold. A S$4.5M sale of a 1970s house and a S$6M sale of a rebuilt one can sit on the same street.
  • Corner terraces trade at a premium to mid-row houses on the same street, and semi-Ds trade at a lower psf on land than terraces because the plots are bigger. Read the verdict with the house type in mind.
  • Caveats lag: a sale appears only after the buyer's lawyer lodges the caveat, typically 2 to 8 weeks after the option is exercised.
  • Asking prices are not transacted prices. Landed sellers in these estates commonly close 3 to 8% under the last asking.

Source and window

  • URA caveats as republished by EdgeProp (10 most recent sales per street), pulled 19-21 Sep 2026; matched within 24 months first, then up to 5 years.
  • Street matching uses the address resolved from the listing's embedded postal code, or the street named on the listing when the postal code is a placeholder; a few masked Seletar Hills rows are compared against Seletar Hills Drive as an estate proxy and say so.
  • Semi-detached comps are matched to semi-detached sales; terraces and corner terraces are matched to terrace sales.

Before you offer: the three plans, and what else to pull

Your conveyancing lawyer's legal requisitions come after the option is exercised. For anything you might rebuild, extend or put a pool into, buy these plans yourself before you sign the OTP. All three are sold on SLA's INLIS portal and cost about S$54.50 each (incl. GST); you need the lot number (MK/TS + Lot), which INLIS can look up from the postal code.

Road Line Plan (RLP)

LTA plan, sold via INLIS. Shows Lines of Road Reserve (red), land required as road reserve (pink) and the road category.
  • If the red line cuts the lot, the pink strip must be surrendered free to the State the moment you reconstruct, rebuild or do major A&A. If you never redevelop, nothing happens until LTA widens the road, and any protrusion into the reserve is removed at your cost.
  • Road category sets the front buffer: 7.5 m is the residential default, 12 m off a Category 2 arterial. Side and rear setbacks are normally 2 m but rise if the plot backs onto a big road.
  • On this list the obvious ones are Still Road, Yio Chu Kang Road frontages, Serangoon Garden Way and any corner plot that touches a through road; corners are exactly where the reserve line bites.
Look for: any red line inside the lot boundary; the category of every road the plot touches (corner plots touch two).

Sewerage Information Plan (SIP)

PUB plan, sold via INLIS. Shows public sewers and pumping mains, manholes, pipe diameter and invert depth near the lot.
  • A public sewer inside the lot is a no-build strip: foundations must sit 1.0 m clear (sewer up to 600 mm and up to 3 m deep) or 1.5 m clear (3 to 5 m deep). Building over it means a PE-designed reinforced trench. Diverting it is a PUB application, slow and expensive.
  • Nothing permanent may go over a public manhole. A pool, extension or car-porch roof that ignores this gets a stop-work order.
  • Find the "last inspection chamber". If it sits outside the lot, a rebuild may need a new connection through the road (PUB plus LTA road-opening permit).
On site: walk the car porch, side passages and rear yard for cast-iron or concrete covers; corner plots often carry the sewer run for the whole row.

Drainage Interpretation Plan (DIP)

PUB plan, sold via INLIS. Shows drainage reserves, land safeguarded for future drainage schemes, and the minimum platform level.
  • A drainage reserve inside the lot is vested to the Government on redevelopment and no structure may sit in it, so the buildable footprint shrinks. Usual surprise on plots backing onto a canal or a big rear drain (parts of Opera Estate and the Sungei Serangoon side of Seletar Hills).
  • The minimum platform level tells you how high the ground floor must be for flood protection; in low-lying estates the new house can end up well above road level with a steeper driveway.
  • Check separately whether the address is in a PUB flood-prone area; those carry extra requirements.
Look for: a hatched drainage reserve strip at the rear or side; whether the rear drain is a public common drain or just the neighbour's private drain.

Approved plans and unauthorised works

From the seller, URA planning records and BCA (BCA as-built plans need the owner's consent).
  • The new owner can become liable for unauthorised works after taking over. An attic, rear extension, enclosed balcony or built-over side passage that is not on the approved plans may have to be regularised or removed at your cost.
  • A marketing floor plan is not an approval. Ask for the latest approved plans and the written permission, then walk the house against them.
  • Built-up figures on listings are agent numbers. Several rows here quote built-ups above 5,000 sqft on 2,200 sqft plots; ask what they include (car porch, balconies, attic, basement).
Look for: any area that looks newer than the rest; enclosed balconies; attics with full-height ceilings; side setbacks under 2 m.

Title and tenure

Certificate of title via INLIS or your lawyer.
  • Confirm the land is a conventional lot, not strata-titled. Any mention of an MCST, management fee or "estate facilities" means it is strata (cluster) housing even if it looks like a terrace. Jalan Kenarah in Seletar Hills, for example, is mostly strata semi-Ds.
  • Confirm 999-year or freehold on the title itself. Serangoon Gardens and most of Seletar Hills are 999-yr from the 1870s or 1950s; several listings here say "freehold" on streets whose caveats are all 999-yr, and the flags column says which.
  • Check for registered easements (PUB right of way is the common one) and the surveyed land area versus the listing figure.
Also pull: URA legal requisition (S$54.50, about 3 working days) for the latest planning decision and Master Plan zoning; Railway Protection Plan if the house is near the Cross Island Line works in Serangoon North or the Thomson–East Coast Line in D15.

Order of play

Before viewingAsk for the address or lot number (question 1). Drive past. Note the road category and whether it is a corner off a through road. After viewingSend the question script in one message. Buy RLP, SIP and DIP on INLIS the same day (about S$165 for all three). Walk the plot for manhole covers. Before OTPGet approved plans from the agent. If you plan to rebuild or extend, get an architect or builder to read the three plans with you; this is where deal-breakers show up. Before exercisingLawyer runs legal requisitions and title checks; ask them to add a clause covering unauthorised works if anything on the plans is unresolved.

How to ask the listing agent

Ask for documents, not reassurance. Send everything in one written message before the second viewing so the answers are on record. A co-broke agent may not know; ask them to get it from the owner rather than guess.

  1. "Can you share the exact address or the lot number (MK/TS and lot) so I can pull the road line, sewerage and drainage plans myself?"
    Masked listings are normal on PropertyGuru; a serious buyer asking for the lot number is normal too.
    Good: address or lot number sent. Watch: "come view first" twice in a row.
  2. "What is the land area on the title or survey plan, and is the plot regular? For a corner, which two roads does it touch?"
    This list is ranked on land, and agent land figures are sometimes rounded or copied from a neighbour. Corner plots are often irregular.
    Good: a survey plan or title area. Watch: "about 3,000" with no source.
  3. "Has anyone pulled the Road Line Plan? Is any part of the lot inside the line of road reserve, and what category is the road in front (and at the side, if corner)?"
    Road reserve is the one thing that silently kills a rebuild, and corners touch two roads.
    Good: "RLP pulled, no reserve line, Category 5 road." Watch: "it's a quiet road" without a plan.
  4. "Does a public sewer line or public manhole run inside the lot boundary? Where is the last inspection chamber?"
    A sewer under the house fixes where the columns and pool can go.
    Good: SIP shared, covers pointed out on site. Watch: "all houses here are the same".
  5. "Is the title conventional landed, not strata? Is there any MCST, maintenance fee or shared facility? And is it freehold or 999-year on the title?"
    Cluster houses are marketed as terraces and semi-Ds, and "freehold" on a card is often 999-yr on the title in these estates.
    Good: "conventional title, 999-yr from 1955, no MCST." Watch: any monthly fee, gated entrance, shared pool.
  6. "Can you send the latest approved plans and the URA/BCA approval for the attic, extension or any enclosed area? What year was the last A&A or reconstruction?"
    You inherit unauthorised works. Compare the plans to the house before you price the extra space.
    Good: PDFs of approved plans. Watch: "everything was done by the previous owner".
  7. "What does the built-up figure include?"
    Agent built-ups often count car porch, balconies and attic.
    Good: a breakdown by floor. Watch: round numbers with no source.
  8. "What did the last two houses on this street sell for, and how does this one compare?"
    You already have the URA numbers in the comps column. The question tests whether the agent knows the street or is quoting the seller's hope.
    Good: specific addresses and dates that match the caveats. Watch: "prices here only go up".
  9. "Any history of flooding, settlement or termites? Is the house inside a railway protection zone?"
    Flooding and termites are the common landed defects; near MRT works, structural jobs need extra approvals.
    Good: straight answers plus "check with PUB/LTA". Watch: deflection to renovation talk.
  10. "Why is the owner selling, how long has it been listed, and is there any tenancy?"
    Context for the offer. A house relisted by several agents at drifting prices is negotiable.
    Good: a plain reason and a date. Watch: "very hot, many viewings" on a 200-day listing.

WhatsApp-ready message

Paste after a viewing. The per-row "Ask" button fills in the listing name and link.

        

      

      

        
Where to buy the plans

        
    
          
  • SLA INLIS: Road Line Plan, Sewerage Information Plan, Drainage Interpretation Plan, title search, lot number lookup by postal code. About S$54.50 per plan, instant after payment.
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  • URA legal requisition: S$54.50, reply by email in about 3 working days.
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  • URA transaction search: the free source behind the comps column. Pick the postal district, "Landed Properties (Non-Strata)", and a date range.
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  • PUB Services Plans: what the SIP, DIP and Water Service Plan show.
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How the list was built. PropertyGuru landed search pages for D15, D19 and D28 (terrace, corner terrace and semi-D; freehold and 999-yr filter; up to S$6M) crawled on 21 Sep 2026: 615 cards, 215 unique listings after removing co-broke duplicates and cluster or strata names, 114 of them in D15, Serangoon Gardens or Seletar Hills and their fringes. Rows are ranked by band (corner / semi-D in the core estate, inter-terrace in the core estate, fringe) and then by land area. The largest plots in bands A and B (28 listings) plus 12 rows already opened in earlier runs were verified on their listing pages; the remaining rows are as shown on the search card.

  
What "core estate" means here. Seletar Hills: Seletar Hills Estate proper plus Saraca, Mimosa, Cactus, Tamarind, Neram, Jalan Kuning, Jalan Selanting, Jalan Bangau, Jalan Lakum, Jalan Joran and the Jalan Kechubong pocket. Serangoon Gardens: the estate itself and the adjoining Golden Hill / Li Hwan freehold pocket. D15: any landed street in the district. Yio Chu Kang side streets, Luxus Hills, Nim, Eaton Park and the like are shown as band C for reference.

  
Addresses. Where the listing page carries a real postal code, the address is from OneMap. Where the agent used a placeholder (an MRT station, 000000, or one postal code shared by two different houses), the row says so; the map pin is PropertyGuru's approximate location. Treat every address as "probable" until the agent confirms it.

  
Excluded after verification: Unblock, Huge Land, Brand New 2.5sty + Basement, Good Layout, Park 2-3 Cars, Accessible: 99-year Leasehold (listing 500238645).

  
Asking prices and areas are as listed by the agents and were not independently checked. URA caveat data is as published and can lag the market by several weeks. Nothing here is a valuation.






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