Official property recordsNear Tanjong Katong MRTNear Meyer Road Playground
The Makena: recorded history
Explore the sales, rental records and building information available from our connected sources.
Property Upside score
Eight dimensions of the evidence for this property.
75% evidence coverage · 5 of 8 applicable dimensions scored
The outer ring is 100. Gaps mean a dimension is unscored.
Strongest supported dimension: Rental appeal (100). Lowest supported dimension: Value (48).
Value20% weight48/100
Latest recorded sale reference: S$2,950,000 against a S$2,930,000 comparable central price. Historical evidence, not a valuation or forecast.
How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.
Resale demand15% weight58/100
Resales recorded in 7 of 12 months (12 sales). Monthly activity consistency proxy, not a probability of sale.
How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.
- Recorded resale activity: 2025-09 to 2026-08; selected type and tenure (2026-08) Source
Rental appeal10% weight100/100
Official project rental medians available in 4 of the past 4 quarters. Project rental reporting continuity proxy; unit sizes and types are not matched.
How it is assessed. 100 × quarters with a published URA project rental median / 4 completed quarters, minimum 2 published quarters and full source coverage. Project-level rental reporting continuity only; not rental yield, rent growth or occupancy.
- URA project rental medians: 2025Q3, 2025Q4, 2026Q1, 2026Q2 (2026-06-01) Source
Connectivity15% weight80/100
Tanjong Katong MRT is approximately 465 m away in a straight line.
How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.
- Nearest sourced MRT: Tanjong Katong MRT (2026-09-06) Source
Everyday living10% weight · Unscored—
Insufficient current, source-qualified evidence.
How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.
Tenure resilience15% weight100/100
Explicitly recorded freehold tenure. Tenure longevity only; no financing or resale guarantee.
How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.
- Recorded tenure: Freehold (2026-08) Source
URA growth catalysts10% weight · Unscored—
No current, geographically matched growth announcement in the reviewed coverage.
How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.
- Master Plan zoning at the mapped reference point: Residential; gross plot ratio 2.8. (2026-09-06) Source
- Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source
En bloc potential5% weight · Unscored—
Insufficient current, source-qualified evidence.
How it is assessed. A score requires verified strata ownership, site boundaries, existing lawful GFA, redevelopment entitlement and costs. Building age or a zoning polygon alone does not establish collective-sale feasibility or probability.
- Master Plan zoning at the mapped reference point: Residential; gross plot ratio 2.8. (2026-09-06) Source
- Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source
An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.0.
Condominium · strata area · Resale · 1 unit per transaction · Freehold. All charts use this comparison segment; price per sq ft uses strata area.
Fair value & asking price
A 1,520 sq ft property in The Makena
S$2,740,750 – S$3,380,704
Middle 50% of recorded prices
42 comparable sales over 5 years
Recent comparable sale is S$20,000 higher than the benchmark.
Recorded sale from 2026-08. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.
- Median price / sq ft
- S$1,861
- Comparable sales
- 42Past 5 years
- Recorded PSF change
- Limited historyNeeds five sales in each year
- Recorded tenure
- Freehold
Comparable recorded prices over time
Quarterly recorded sale prices per sq ft of strata area for the selected size band · This property
Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.
View quarterly figures
| Period | Sales | Median / sq ft | Middle 50% |
|---|---|---|---|
| Q3 2021 | 1 | Insufficient sales | — |
| Q4 2021 | 3 | Insufficient sales | — |
| Q1 2022 | 7 | S$1,778 | S$1,665–1,787 |
| Q2 2022 | 2 | Insufficient sales | — |
| Q3 2022 | 0 | Insufficient sales | — |
| Q4 2022 | 2 | Insufficient sales | — |
| Q1 2023 | 1 | Insufficient sales | — |
| Q2 2023 | 4 | Insufficient sales | — |
| Q3 2023 | 5 | S$1,762 | S$1,711–1,871 |
| Q4 2023 | 1 | Insufficient sales | — |
| Q1 2024 | 1 | Insufficient sales | — |
| Q2 2024 | 0 | Insufficient sales | — |
| Q3 2024 | 1 | Insufficient sales | — |
| Q4 2024 | 3 | Insufficient sales | — |
| Q1 2025 | 4 | Insufficient sales | — |
| Q2 2025 | 2 | Insufficient sales | — |
| Q3 2025 | 2 | Insufficient sales | — |
| Q4 2025 | 1 | Insufficient sales | — |
| Q1 2026 | 1 | Insufficient sales | — |
| Q2 2026 | 1 | Insufficient sales | — |
| Q3 2026 | 1 | Insufficient sales | — |
Price versus other developments
District 15 · Freehold
Median recorded PSF over 5 years, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.
Where the price sits
Against other district 15 transactions
Price percentile
8.9% below the district 15 median of S$2,044 / sq ft.
Based on 477 other sales. A lower relative price does not by itself establish that a property is undervalued.
Price versus the local market
The distribution of district 15 recorded sale prices for similar-sized properties
Bar height shows the number of other transactions in each price band. Same district 15, property type, area basis, recorded tenure, sale category and unit count, 5 years of sales and ±15% size band. This development is excluded from the market sample.
View price bands
| Price / sq ft | Recorded sales |
|---|---|
| S$739–979 | 3 |
| S$979–1,218 | 2 |
| S$1,218–1,458 | 9 |
| S$1,458–1,698 | 73 |
| S$1,698–1,937 | 99 |
| S$1,937–2,177 | 116 |
| S$2,177–2,417 | 88 |
| S$2,417–2,656 | 55 |
| S$2,656–2,896 | 25 |
| S$2,896–3,135 | 7 |
What traded in this development
Recorded strata areas in sales over the past 12 months
- Under 750 sq ft
- 00.0%
- 750–1,199 sq ft
- 342.9%
- 1,200–1,799 sq ft
- 457.1%
- 1,800 sq ft and above
- 00.0%
Completed sales activity across all sizes, not the mix of properties currently for sale. Building condition and room counts are not inferred from area.
The sales behind the comparison
1,292–1,748 sq ft · Past 5 years
| Month | Size | Floor band | Recorded price | Price / sq ft |
|---|---|---|---|---|
| 2026-08 | 1518 sq ft | 1–5 | S$2,950,000 | S$1,944 |
| 2026-05 | 1636 sq ft | 21–25 | S$3,848,000 | S$2,352 |
| 2026-02 | 1582 sq ft | 6–10 | S$3,500,000 | S$2,212 |
| 2025-10 | 1518 sq ft | 6–10 | S$3,400,000 | S$2,240 |
| 2025-09 | 1636 sq ft | 6–10 | S$3,515,000 | S$2,148 |
| 2025-09 | 1647 sq ft | 26–30 | S$3,700,000 | S$2,247 |
| 2025-06 | 1636 sq ft | 11–15 | S$3,450,000 | S$2,109 |
| 2025-04 | 1636 sq ft | 6–10 | S$3,250,000 | S$1,986 |
Up to eight recent matching sales shown; the recent comparison contains 42 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. Source dates have month precision.
How to read this analysis
The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.
Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology
Charts & price evidence
Understand what these records can tell you.
Coverage limit: The connected URA API supplies the past five years of private-property transactions. We retain records captured from that feed, but have not imported a pre-2021 private-property archive. Earlier transactions may exist; their absence here does not mean no sales occurred. The dates below describe records held for this selection, not the property's entire lifetime. View source coverage.
All property records
The Makena · Every recorded date, size and property type
All published history, including archived records. No date, size, flat-type, sale-category, tenure or unit-count exclusions. Source corrections use the latest published record; all 0 retained source versions are also available.
No rentals records have been supplied by the connected sources for this property. View source coverage.
Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.