District 19 · Serangoon · OCR
Affinity At Serangoon
Serangoon North Avenue 1 · Apartment · 99 yrs lease commencing from 2018
Current PSF
$1,805
+16.6% vs district median
Gross yield
3.5%
median rent $3,100/mo
3-year gain
1.2%
Transactions · 5y
532
85 in last 12 months
Nearest MRT
Kovan Mrt Station · 1,431.698m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+176% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.3%
latest 2 qtrs vs year ago
Sub-sales
48.9%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Rosyth School 748m · Phase 2C 3.1× balloted · Zhonghua Primary School 790m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 790m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Serangoon Garden Secondary School · 601m
Food
Chomp Chomp Food Centre · 824m - 2 hawker centres within 1km
Green
Parry Rd Pg · 420m - 4 parks within 1km
Mall
Icb Shopping Centre · 1.4km
Health
Serangoon Polyclinic (polyclinic) · 1.7km
Who lives in Serangoon
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
116,900
Median age
45 yrs
44% under 40 · getting older
Children 0–9
7,930
▼ 13% since 2015 · future P1 demand
Household size
3.4 avg
Homes
55% HDB
14% condo · 31% landed
Degree holders
40%
residents 15+
Commute
54% transit
30% drive
45 min+ to work
23%
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,517 psf (137 sales). At today’s $1,805 psf, they are up 19% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,826 psf - 3% above units on floors 1–5 ($1,765 psf).
Price trend average PSF by year
2021
$1,522
2022
$1,599
+5.1%
2023
$1,770
+10.7%
2024
$1,766
-0.2%
2025
$1,807
+2.3%
2026
$1,792
-0.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 4.3% | 304 |
| 2BR | $3,500/mo | $5.38 | 3.6% | 174 |
| 3BR | $4,500/mo | $4.74 | 3.1% | 114 |
| 4BR | $7,300/mo | $4.17 | 2.8% | 3 |
| 5BR | $8,500/mo | $3.62 | 2.4% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,660,000 | 1,442 | $1,844 | 01-05 |
| Jun 2026 | $2,188,888 | 1,076 | $2,034 | 06-10 |
| Jun 2026 | $2,150,000 | 1,173 | $1,832 | 01-05 |
| May 2026 | $908,888 | 538 | $1,689 | 06-10 |
| May 2026 | $900,000 | 538 | $1,672 | 06-10 |
| May 2026 | $858,000 | 538 | $1,594 | 01-05 |
| May 2026 | $810,000 | 474 | $1,710 | 06-10 |
| Apr 2026 | $2,670,000 | 1,410 | $1,894 | 11-15 |
| Apr 2026 | $1,460,000 | 732 | $1,995 | 06-10 |
| Apr 2026 | $1,260,000 | 732 | $1,721 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Affinity At Serangoon actually sell for - this project trades at 3.2× the nearest block’s PSF.