District 19 · Serangoon · OCR
Cambio Suites
Lim Tua Tow Road · Apartment · Freehold
Current PSF
$1,491
-3.7% vs district median
Gross yield
3.6%
median rent $3,750/mo
3-year gain
-5.5%
Transactions · 5y
10
1 in last 12 months
Nearest MRT
Serangoon Mrt Station · 677.564m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+128% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential32 / 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
10%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 282m · Zhonghua Primary School 936m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 936m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peicai Secondary School · 861m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.2km
Green
Boundary Road Park · 224m - 6 parks within 1km
Mall
Icb Shopping Centre · 164m
Health
Serangoon Polyclinic (polyclinic) · 539m
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
$1,178
2022
$1,562
+32.6%
2023
$1,578
+1%
2024
$1,456
-7.7%
2025
$1,335
-8.3%
2026
$1,491
+11.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $2,600/mo | $4.73 | 3.8% | 26 |
| 3BR | $3,500/mo | $3.68 | 3.0% | 53 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,188,000 | 797 | $1,491 | 01-05 |
| Mar 2025 | $2,328,000 | 1,744 | $1,335 | 01-05 |
| Dec 2024 | $2,118,000 | 1,615 | $1,312 | 01-05 |
| Dec 2024 | $808,888 | 506 | $1,599 | 01-05 |
| Oct 2023 | $1,495,000 | 947 | $1,578 | 01-05 |
| Aug 2022 | $790,000 | 506 | $1,562 | 01-05 |
| Dec 2021 | $940,000 | 689 | $1,365 | 01-05 |
| Oct 2021 | $1,900,000 | 1,744 | $1,090 | 01-05 |
| Sept 2021 | $1,565,000 | 1,496 | $1,046 | 01-05 |
| Sept 2021 | $1,180,000 | 926 | $1,275 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Cambio Suites actually sell for - this project trades at 1.9× the nearest block’s PSF.