District 19 · Serangoon · OCR
Bartley Residences
Lorong How Sun · Apartment · 99 yrs lease commencing from 2011
Current PSF
$1,787
+15.4% vs district median
Gross yield
3.4%
median rent $4,000/mo
3-year gain
8.3%
Transactions · 5y
198
33 in last 12 months
Nearest MRT
Bartley Mrt Station · 245.205m
CCL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+173% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential26 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+4.4%
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) 488m · Phase 2C 2.0× balloted · Paya Lebar Methodist Girls' School (Primary) 859m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bartley Secondary School · 370m
Food
Woodleigh Village Hawker Centre · 1.1km
Green
Upper Paya Lebar Interim Park · 92m - 11 parks within 1km
Mall
Upper Serangoon Shopping Centre · 1.2km
Health
Bidadari Polyclinic And Orange Valley Nursing Home (polyclinic) · 1.0km
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 $1,798 psf - 3% above units on floors 1–5 ($1,738 psf).
Price trend average PSF by year
2021
$1,382
2022
$1,502
+8.7%
2023
$1,661
+10.6%
2024
$1,778
+7%
2025
$1,797
+1.1%
2026
$1,799
+0.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 4.3% | 217 |
| 2BR | $3,800/mo | $5.07 | 3.4% | 273 |
| 3BR | $4,600/mo | $4.38 | 2.9% | 215 |
| 4BR | $5,500/mo | $4.07 | 2.7% | 42 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,430,000 | 797 | $1,795 | 11-15 |
| May 2026 | $2,046,600 | 1,076 | $1,901 | 01-05 |
| May 2026 | $888,000 | 560 | $1,586 | 01-05 |
| May 2026 | $830,000 | 463 | $1,793 | 06-10 |
| Apr 2026 | $910,000 | 570 | $1,595 | 01-05 |
| Apr 2026 | $830,000 | 463 | $1,793 | 11-15 |
| Mar 2026 | $2,740,000 | 1,345 | $2,036 | 06-10 |
| Mar 2026 | $1,488,000 | 797 | $1,868 | 06-10 |
| Feb 2026 | $2,030,000 | 1,098 | $1,849 | 11-15 |
| Feb 2026 | $1,630,000 | 915 | $1,782 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Bartley Residences actually sell for - this project trades at 3.4× the nearest block’s PSF.