District 19 · Serangoon · OCR
Bartley Villas
How Sun Walk · Terrace · 99 yrs lease commencing from 1993
Current PSF
$940
-39.3% vs district median
Gross yield
4.0%
median rent $7,750/mo
3-year gain
-28.8%
Transactions · 5y
6
1 in last 12 months
Nearest MRT
Bartley Mrt Station · 305.382m
CCL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential50 / 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
-
PSF dispersion within project
The neighbourhood
P1 ring
Maris Stella High School (Primary) 404m · Phase 2C 2.0× balloted · Paya Lebar Methodist Girls' School (Primary) 973m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 248m
Food
Woodleigh Village Hawker Centre · 867m
Green
How Sun Linear Park · 84m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 940m
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 764m
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
$1,062
2022
$928
-12.6%
2023
$1,321
+42.3%
2024
$1,857
+40.6%
2025
$940
-49.4%
Recent transactions URA, latest 6
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $3,300,000 | 3,512 | $940 | - |
| Jun 2024 | $2,998,000 | 1,615 | $1,857 | - |
| Dec 2023 | $2,400,000 | 1,615 | $1,486 | - |
| Jun 2023 | $2,080,000 | 1,801 | $1,155 | - |
| Dec 2022 | $2,800,000 | 3,018 | $928 | - |
| Sept 2021 | $1,928,000 | 1,815 | $1,062 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Bartley Villas actually sell for - this project trades at 1.3× the nearest block’s PSF.