Big plots,
under S$6M.

Not shown to the buyer

Asking S$2,138 per sq ft of land against a median of S$2,570 from 2 URA-caveated sales on Joo Chiat Avenue (S$5,288,888 to S$6,000,000, latest 19 JUL 2026).

49A Joo Chiat Avenue, S428210. 3-storey semi-D, 3,100 sqft built-up on 2,900 sqft, S$6.20M is S$200K over the S$6M cap but only 2,138 psf on land; the last semi-D on the avenue (Jul 2026, 2,074 sqft) went for S$6.0M at 2,893 psf. Not in the run-4 crawl because of the price cap.

Listing 500214436 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,168 per sq ft of land against a median of S$2,575 from 4 URA-caveated sales on Duku Road (S$3,600,000 to S$5,500,000, latest 3 MAY 2026).

64 Duku Road, S429228. Original 1,970 sqft house on a 2,468 sqft plot; the ask is below the Duku Road median because you are paying for land, not the house. Budget for a rebuild or major A&A.

Listing 500249573 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$3,200 per sq ft of land against a median of S$2,407 from 3 URA-caveated sales on Joo Chiat Avenue (S$4,000,000 to S$5,288,888, latest 4 MAR 2026).

50 Joo Chiat Avenue, S428160. Two houses on this avenue with the same 1,775 sqft plot sold at S$4.48M (Apr 2024, 2,524 psf) and S$3.55M (Jul 2023); the S$5.68M ask is 3,200 psf on land, above every caveat on the street, so the premium is the renovated house. Ask for the approved plans and what the 2,600 sqft built-up includes.

Listing 500181002 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,278 per sq ft of land against a median of S$2,390 from 5 URA-caveated sales on Minaret Walk Excelsior Gardens (S$3,830,000 to S$5,435,000, latest 3 SEP 2026).

Was on the first shortlist. Corner terrace on 2,625 sq ft in Excelsior Gardens off Upper East Coast Road, D16; 3 storeys with attic rooms en suite, renovated. The agent has put only 3 photos on the listing, so ask for more before the viewing.

Listing 500240906 · Checked 25 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,141 per sq ft of land against a median of S$1,880 from 2 URA-caveated sales on Still Road (S$4,850,000 to S$5,396,666, latest 21 JUN 2026).

Fronts Still Road, a main road: pull the Road Line Plan before offering. TOP 1963, original house on a 2,803 sqft corner.

Listing 60163975 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,205 per sq ft of land against a median of S$2,064 from 3 URA-caveated sales on Lorong J Telok Kurau (S$4,528,888 to S$5,800,000, latest 11 MAY 2026).

Listing 500122424 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Location masked, so the street is unknown.

Postal code on the listing is Kembangan MRT (placeholder). Listed as Opera Estate / Maria Avenue / Siglap Road.

Listing 500131462 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,999 per sq ft of land against a median of S$1,830 from 3 URA-caveated sales on Lorong Siglap (S$3,600,000 to S$6,388,000, latest 14 MAY 2025).

Listing 500256878 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,228 per sq ft of land against a median of S$2,312 from 2 URA-caveated sales on Jalan Sempadan (S$4,395,000 to S$5,280,000, latest 27 APR 2026).

Listing 500213695 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,287 per sq ft of land against a median of S$3,658 from 4 URA-caveated sales on Joo Chiat Terrace (S$4,380,000 to S$6,150,000, latest 4 MAR 2026).

Listing 500171907 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,643 per sq ft of land against a median of S$2,070 from 6 URA-caveated sales on Jalan Senang (S$3,680,000 to S$5,180,000, latest 14 JUN 2026).

Added on 25 September. Fully renovated about three years ago (new roof, wiring, plumbing, windows); helper’s room on level 1, master en suite, two bedrooms and a study on level 2; north–south facing; about 8 minutes’ walk to Kembangan MRT. The only Jalan Senang terrace that sold near this price was the 1,888 sq ft house at S$4.85M in Jul 2025; the rest of the row went for S$3.7M to S$3.9M, so the ask is paying for the renovation.

Listing 500256184 · Checked 25 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,744 per sq ft of land against a median of S$2,678 from 8 URA-caveated sales on Onan Road (S$4,280,000 to S$5,950,000, latest 21 JUN 2026).

Listing 500005746 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$3,193 per sq ft of land against a median of S$2,064 from 3 URA-caveated sales on Lorong Sarina (S$3,650,000 to S$4,590,000, latest 10 JUL 2025).

Was on the first shortlist. Designer renovation of about S$500K in 2018, south-facing regular plot, walk-in wardrobe, 3,400 sq ft built-up. The listing title still says "almost sold", so confirm it is available before arranging a viewing. Lorong Sarina is D14, off Jalan Eunos.

Listing 23592693 · Checked 25 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$3,202 per sq ft of land against a median of S$3,222 from 4 URA-caveated sales on Joo Chiat Place (S$4,600,000 to S$5,100,000, latest 5 MAR 2026).

Added on 25 September. Telok Kurau side of Joo Chiat Place: 3 storeys, 4 bedrooms plus a study, 4 baths, parking for one car; the agent says within 1 km of the top schools and a walk to Kembangan MRT, so check the MOE distance yourself. Street comps use Joo Chiat Place caveats.

Listing 500181099 · Checked 25 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$3,618 per sq ft of land against a median of S$2,857 from 4 URA-caveated sales on Bowmont Gardens Frankel Estate (S$4,038,000 to S$5,550,000, latest 30 JUL 2026).

Was on the first shortlist at S$6.38M. Relisted on 23 September at S$6.10M, the figure the agent had indicated as the closing price. End terrace with high ceilings, TOP 2011, 4 bed / 4 bath, move-in condition.

Listing 500092633 · Checked 25 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$4,577 per sq ft of land against a median of S$2,515 from 6 URA-caveated sales on Norma Terrace Opera Estate (S$2,750,000 to S$5,188,888, latest 1 MAY 2025).

Was on the first shortlist. Brand new, TOP June 2026: 2.5 storeys with a mezzanine and private lift, 5 bed / 6 bath, parks two cars. The plot is small at 1,394 sq ft, so the value is in the 4,200 sq ft built-up rather than the land.

Listing 500231140 · Checked 25 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

No caveats found for this street.

Listing 60175141 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$3,668 per sq ft of land against a median of S$3,022 from 2 URA-caveated sales on Figaro Street (S$4,600,000 to S$4,820,000, latest 3 JUN 2026).

Listing 500066110 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$4,345 per sq ft of land against a median of S$1,911 from 3 URA-caveated sales on Dido Street (S$3,100,000 to S$5,000,000, latest 9 MAR 2026).

Listing 500148731 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$3,968 per sq ft of land against a median of S$3,222 from 4 URA-caveated sales on Joo Chiat Place (S$4,600,000 to S$5,100,000, latest 5 MAR 2026).

Listing 500260747 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

No caveats on this street in the last 5 years (last sale 29 DEC 2020).

Golden Hill Estate (Li Hwan Walk off Burghley Drive), the freehold pocket that adjoins Serangoon Gardens. Street last traded in 2020, so the comps are stale.

Listing 500112935 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$3,147 per sq ft of land against a median of S$1,953 from 4 URA-caveated sales on Kingswear Avenue Serangoon Garden Estate (S$4,000,000 to S$5,880,000, latest 24 MAR 2026).

Was on the first shortlist. Designer semi-D, TOP 2019: 3 storeys plus a full basement with two bedrooms, a lift and a wide frontage, about 5 minutes’ walk to Serangoon MRT. PropertyGuru says freehold but every caveat on Kingswear Avenue is 999-year from 1954, so confirm on title. Street comps are terraces, which trade at a higher psf on land than semi-Ds.

Listing 500242870 · Checked 25 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,296 per sq ft of land against a median of S$2,053 from 3 URA-caveated sales on Serangoon Garden Way (S$4,680,000 to S$6,880,000, latest 25 JUN 2026).

Marketed as a regular rebuild plot; the asking is for the land, so budget the rebuild on top.

Listing 60222336 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,726 per sq ft of land against a median of S$1,754 from 3 URA-caveated sales on Conway Circle (S$4,880,000 to S$7,000,000, latest 27 APR 2025). Location masked; compared against Conway Circle caveats as an estate proxy.

Listing 500041132 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,646 per sq ft of land against a median of S$1,855 from 3 URA-caveated sales on Bodmin Drive (S$4,540,000 to S$5,965,000, latest 25 AUG 2025).

Listing 60141191 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,648 per sq ft of land against a median of S$1,975 from 7 URA-caveated sales on Jalan Pacheli (S$3,900,000 to S$5,600,000, latest 3 MAY 2026).

Listing 500227347 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,820 per sq ft of land against a median of S$1,895 from 4 URA-caveated sales on Chuan Terrace (S$3,800,000 to S$5,500,000, latest 27 MAR 2025).

Chuan Terrace, Serangoon Gardens. Card says freehold; most of the estate is 999-yr. Confirm.

Listing 500221503 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,952 per sq ft of land against a median of S$2,735 from 6 URA-caveated sales on Hillside Drive (S$4,150,000 to S$6,880,000, latest 10 SEP 2026).

Was on the first shortlist. Brand-new 999-year corner terrace, TOP 2026, 5 bed / 6 bath on 2,331 sq ft with about 5,460 sq ft built-up; near NEX and about 1.3 km to Serangoon MRT. Confirm the completion status and the exact address before viewing.

Listing 60144856 · Checked 25 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,440 per sq ft of land against a median of S$1,338 from 2 URA-caveated sales on Saraca Walk (S$4,600,000 to S$5,050,000, latest 15 JUN 2025). Location masked; compared against Saraca Walk caveats as an estate proxy.

Listing 25412990 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,720 per sq ft of land against a median of S$1,370 from 4 URA-caveated sales on Seletar Hills Drive (S$4,388,888 to S$8,300,000, latest 29 JUL 2026). Location masked; compared against Seletar Hills Drive caveats as an estate proxy.

Listing 500105515 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,678 per sq ft of land against a median of S$1,574 from 4 URA-caveated sales on Jalan Lakum (S$3,178,830 to S$4,720,999, latest 18 JUN 2026).

Jalan Lakum is a street of 2,300 to 2,600 sqft terraces; a 3,396 sqft semi-D here is unusual, so check the plot on the survey plan.

Listing 500072910 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,758 per sq ft of land against a median of S$1,352 from 7 URA-caveated sales on Seletar Hills Drive (S$4,388,888 to S$8,800,000, latest 29 JUL 2026). Location masked; compared against Seletar Hills Drive caveats as an estate proxy.

Listing 25519076 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,860 per sq ft of land against a median of S$1,812 from 5 URA-caveated sales on Jalan Bangau (S$5,350,000 to S$6,800,000, latest 22 FEB 2026).

Same house as listing 25552717 (15 Jalan Bangau), two agents.

Listing 25551291 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,863 per sq ft of land against a median of S$1,812 from 5 URA-caveated sales on Jalan Bangau (S$5,350,000 to S$6,800,000, latest 22 FEB 2026).

Same house as listing 25551291 (15 Jalan Bangau), two agents.

Listing 25552717 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,760 per sq ft of land against a median of S$1,762 from 3 URA-caveated sales on Saraca View (S$3,780,000 to S$5,820,000, latest 21 JAN 2026).

Listing 24935451 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,000 per sq ft of land against a median of S$1,370 from 4 URA-caveated sales on Seletar Hills Drive (S$4,388,888 to S$8,300,000, latest 29 JUL 2026). Location masked; compared against Seletar Hills Drive caveats as an estate proxy.

Listing 500265553 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,731 per sq ft of land against a median of S$1,652 from 2 URA-caveated sales on Cactus Road (S$3,890,000 to S$4,800,000, latest 8 JUL 2026).

Listing 60228318 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,149 per sq ft of land against a median of S$1,370 from 4 URA-caveated sales on Seletar Hills Drive (S$4,388,888 to S$8,300,000, latest 29 JUL 2026). Location masked; compared against Seletar Hills Drive caveats as an estate proxy.

Was on the first shortlist. Corner terrace with dry and wet kitchens, koi pond and a two-car porch; the headline says five bedrooms but the description is four plus a study and helper’s room, with a gym and wardrobe room that could be converted. Confirm the bedroom layout at the viewing.

Listing 500252431 · Checked 25 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,006 per sq ft of land against a median of S$1,922 from 3 URA-caveated sales on Mimosa Vale (S$3,550,000 to S$4,180,000, latest 21 JUL 2025).

Postal code points to Mimosa Vale, where every caveat is 999-yr from 1878; the listing says freehold and names Mimosa Walk / Drive / View / Place. Confirm the street and the title.

Listing 500205115 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Only 1 caveat on this street in the last 5 years; showing the 6 most recent.

Jalan Joran caveats are all 3,206 sqft semi-Ds; this is a 2,329 sqft corner terrace, so the street comps are semi-D based and flatter the asking.

Listing 500079710 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,170 per sq ft of land against a median of S$1,352 from 7 URA-caveated sales on Seletar Hills Drive (S$4,388,888 to S$8,800,000, latest 29 JUL 2026). Location masked; compared against Seletar Hills Drive caveats as an estate proxy.

Listing 500247263 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,677 per sq ft of land against a median of S$1,352 from 7 URA-caveated sales on Seletar Hills Drive (S$4,388,888 to S$8,800,000, latest 29 JUL 2026). Location masked; compared against Seletar Hills Drive caveats as an estate proxy.

Listing 500164912 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,727 per sq ft of land against a median of S$1,652 from 2 URA-caveated sales on Cactus Road (S$3,890,000 to S$4,800,000, latest 8 JUL 2026). Location masked; compared against Cactus Road caveats as an estate proxy.

Listing 25406603 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,925 per sq ft of land against a median of S$1,660 from 4 URA-caveated sales on Seletar Terrace (S$3,280,000 to S$4,100,000, latest 15 APR 2026).

OneMap names the block Belgravia Park; Seletar Terrace caveats are freehold conventional terraces, so this is likely just the old estate name. Confirm title.

Listing 500132370 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,499 per sq ft of land against a median of S$1,352 from 7 URA-caveated sales on Seletar Hills Drive (S$4,388,888 to S$8,800,000, latest 29 JUL 2026). Location masked; compared against Seletar Hills Drive caveats as an estate proxy.

Listing 500237611 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Only 1 caveat on this street in the last 5 years; showing the 6 most recent.

Listing 500246125 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,083 per sq ft of land against a median of S$2,062 from 3 URA-caveated sales on Jalan Kechubong (S$4,608,000 to S$16,700,000, latest 8 JUN 2026).

Gerald Mugliston Estate (Jalan Kechubong), across Yio Chu Kang Road from Seletar Hills. Every caveat on the street is 999-yr from 1879 while the listing says freehold: confirm on title.

Listing 500105012 · Checked 21 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$2,691 per sq ft of land against a median of S$2,327 from 2 URA-caveated sales on Jalan Tari Payong (S$3,980,000 to S$4,068,000, latest 16 OCT 2025). Location masked; compared against Jalan Tari Payong caveats as an estate proxy.

Listing 500266246 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

No sales page found for Cactus Crescent.

Postal code resolves to 21B Cactus Crescent, 'Cactus Green'. Confirm conventional title.

Listing 60179625 · Checked 19 Sep 2026. Areas as stated on the listing.

Not shown to the buyer

Asking S$1,628 per sq ft of land against a median of S$1,419 from 3 URA-caveated sales on Lorong Tanggam (S$5,080,000 to S$8,680,000, latest 27 APR 2026).

Listing 25576041 · Checked 19 Sep 2026. Areas as stated on the listing.