District 19 · Serangoon · OCR
Bayou Residence
Upper Paya Lebar Road · Apartment · Freehold
Current PSF
$1,446
-6.6% vs district median
Gross yield
3.2%
median rent $3,600/mo
3-year gain
0.0%
Transactions · 5y
7
1 in last 12 months
Nearest MRT
Bartley Mrt Station · 382.29m
CCL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+121% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential34 / 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Maris Stella High School (Primary) 613m · Phase 2C 2.0× balloted · Paya Lebar Methodist Girls' School (Primary) 671m · 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 · 462m
Food
Woodleigh Village Hawker Centre · 1.2km
Green
Jln Kelichap Pg · 186m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 806m
Health
Serangoon Polyclinic (polyclinic) · 846m
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
$1,092
2022
$1,093
+0.1%
2024
$1,460
+33.6%
2025
$1,404
-3.8%
2026
$1,446
+3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $4.27 | 3.5% | 14 |
| 3BR | $3,600/mo | $3.79 | 3.1% | 20 |
Recent transactions URA, latest 9
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $1,790,000 | 1,238 | $1,446 | 01-05 |
| Jun 2025 | $2,250,000 | 1,711 | $1,315 | 01-05 |
| Mar 2025 | $1,350,000 | 904 | $1,493 | 01-05 |
| Dec 2024 | $1,320,000 | 904 | $1,460 | 01-05 |
| Aug 2022 | $1,000,000 | 786 | $1,273 | 01-05 |
| Apr 2022 | $1,560,000 | 1,711 | $912 | 01-05 |
| Dec 2021 | $1,580,000 | 1,722 | $917 | 01-05 |
| Jun 2021 | $1,070,000 | 904 | $1,183 | 01-05 |
| May 2021 | $1,100,000 | 936 | $1,175 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Bayou Residence actually sell for - this project trades at 2.0× the nearest block’s PSF.