District 19 · Serangoon · OCR
Amaranda Gardens
Serangoon Avenue 3 · Condominium · Freehold
Current PSF
$2,247
+45.2% vs district median
Gross yield
2.3%
median rent $5,200/mo
3-year gain
13.4%
Transactions · 5y
21
1 in last 12 months
Nearest MRT
Serangoon Mrt Station · 777.246m
CCL,NEL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
+243% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
2%
PSF dispersion within project
The neighbourhood
P1 ring
Yangzheng Primary School 206m · Phase 2C 2.1× balloted · Saint Gabriel'S Primary School 461m · St. Gabriel'S Primary School 490m · Phase 2C 0.9× · Chij Our Lady Of Good Counsel 921m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Zhonghua Secondary School · 329m
Food
Woodleigh Village Hawker Centre · 1.2km
Green
Jln Riang Pg · 278m - 11 parks within 1km
Mall
The Woodleigh Mall · 1.3km
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 824m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,140 psf - 7% above units on floors 1–5 ($1,992 psf).
Price trend average PSF by year
2021
$1,535
2022
$1,718
+11.9%
2023
$1,981
+15.3%
2024
$2,075
+4.7%
2025
$2,198
+5.9%
2026
$2,247
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,700/mo | $3.89 | 2.1% | 24 |
| 3BR | $5,000/mo | $4.35 | 2.3% | 109 |
| 4BR | $6,250/mo | $4.31 | 2.3% | 38 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $2,830,000 | 1,259 | $2,247 | 06-10 |
| Jul 2025 | $3,216,800 | 1,464 | $2,197 | 11-15 |
| Jul 2025 | $2,610,000 | 1,163 | $2,245 | 06-10 |
| Apr 2025 | $3,150,000 | 1,464 | $2,152 | 11-15 |
| May 2024 | $3,176,290 | 1,464 | $2,170 | 11-15 |
| May 2024 | $2,480,000 | 1,163 | $2,133 | 01-05 |
| Apr 2024 | $2,080,000 | 1,044 | $1,992 | 01-05 |
| Feb 2024 | $2,680,000 | 1,259 | $2,128 | 11-15 |
| Jan 2024 | $2,400,000 | 1,163 | $2,065 | 11-15 |
| Jan 2024 | $2,280,000 | 1,163 | $1,961 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Amaranda Gardens actually sell for - this project trades at 3.1× the nearest block’s PSF.