District 19 · Serangoon · OCR
Ardisia Gardens
Serangoon Terrace · Semi-detached · 99 yrs lease commencing from 1993
Current PSF
$1,771
+14.4% vs district median
Gross yield
2.9%
median rent $11,600/mo
3-year gain
29.6%
Transactions · 5y
8
2 in last 12 months
Nearest MRT
Serangoon Mrt Station · 404.07m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential35 / 100
33 years old · composite of plot use, age, tenure, value gap & size
Lease decay66 years left
worth 83.6%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
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
7%
PSF dispersion within project
The neighbourhood
P1 ring
Maris Stella High School (Primary) 756m · Phase 2C 2.0× balloted · Paya Lebar Methodist Girls' School (Primary) 907m · Phase 2C 1.2× balloted · Yangzheng Primary School 950m · Phase 2C 2.1× balloted · Nps International School (Primary Campus) 966m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 211m
Food
Woodleigh Village Hawker Centre · 1.1km
Green
Lorong Ong Lye Park · 210m - 12 parks within 1km
Mall
Upper Serangoon Shopping Centre · 621m
Health
Serangoon Polyclinic (polyclinic) · 435m
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
Price trend average PSF by year
2021
$1,170
2022
$1,472
+25.8%
2023
$1,302
-11.5%
2024
$1,755
+34.8%
2025
$1,912
+8.9%
2026
$1,688
-11.7%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $3,050,000 | 1,807 | $1,688 | - |
| Dec 2025 | $3,208,000 | 1,731 | $1,853 | - |
| Feb 2025 | $3,180,000 | 1,615 | $1,970 | - |
| Nov 2024 | $3,000,000 | 1,709 | $1,755 | - |
| Nov 2023 | $2,500,000 | 1,615 | $1,548 | - |
| Apr 2023 | $3,460,000 | 4,207 | $823 | - |
| Feb 2023 | $2,480,000 | 1,615 | $1,536 | - |
| Nov 2022 | $2,480,000 | 1,685 | $1,472 | - |
| May 2021 | $2,620,000 | 2,282 | $1,148 | - |
| May 2021 | $2,300,888 | 2,174 | $1,058 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Ardisia Gardens actually sell for - this project trades at 2.4× the nearest block’s PSF.