District 19 · Serangoon · OCR
Botanique At Bartley
Upper Paya Lebar Road · Condominium · 99 yrs lease commencing from 2014
Current PSF
$2,036
+31.5% vs district median
Gross yield
3.2%
median rent $3,600/mo
3-year gain
14.7%
Transactions · 5y
269
46 in last 12 months
Nearest MRT
Bartley Mrt Station · 356.493m
CCL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+211% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential25 / 100
12 years old · composite of plot use, age, tenure, value gap & size
Lease decay87 years left
worth 93.6%of freehold today (Bala’s Table) · loses ~4.1pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Maris Stella High School (Primary) 549m · Phase 2C 2.0× balloted · Paya Lebar Methodist Girls' School (Primary) 948m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bartley Secondary School · 224m
Food
Woodleigh Village Hawker Centre · 1.2km
Green
Upper Paya Lebar Interim Park · 177m - 12 parks within 1km
Mall
Grantral Mall @ Macpherson · 1.1km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,938 psf - 2% above units on floors 1–5 ($1,906 psf).
Price trend average PSF by year
2021
$1,575
2022
$1,667
+5.8%
2023
$1,807
+8.4%
2024
$1,898
+5%
2025
$1,962
+3.4%
2026
$2,073
+5.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $6.67 | 3.9% | 221 |
| 2BR | $3,600/mo | $4.80 | 2.8% | 332 |
| 3BR | $4,500/mo | $4.29 | 2.5% | 72 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,365,000 | 657 | $2,079 | 16-20 |
| Jun 2026 | $2,300,000 | 1,130 | $2,035 | 01-05 |
| Jun 2026 | $2,240,000 | 926 | $2,420 | 11-15 |
| Jun 2026 | $2,165,000 | 926 | $2,339 | 06-10 |
| Jun 2026 | $1,580,000 | 732 | $2,159 | 11-15 |
| Jun 2026 | $1,570,000 | 732 | $2,145 | 01-05 |
| Jun 2026 | $1,320,000 | 657 | $2,010 | 06-10 |
| Jun 2026 | $1,293,888 | 657 | $1,971 | 11-15 |
| Jun 2026 | $905,000 | 495 | $1,828 | 06-10 |
| May 2026 | $1,560,000 | 743 | $2,100 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Botanique At Bartley actually sell for - this project trades at 3.8× the nearest block’s PSF.