District 19 · Serangoon · OCR
Casa Cambio
Lim Tua Tow Road · Condominium · Freehold
Current PSF
$1,698
+9.7% vs district median
Gross yield
4.1%
median rent $2,900/mo
3-year gain
24.9%
Transactions · 5y
46
6 in last 12 months
Nearest MRT
Serangoon Mrt Station · 556.399m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+159% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+1.2%
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) 389m · Zhonghua Primary School 990m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 990m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 844m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.2km
Green
Boundary Road Park · 150m - 6 parks within 1km
Mall
Icb Shopping Centre · 187m
Health
Serangoon Polyclinic (polyclinic) · 419m
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
$1,426
2022
$1,554
+9%
2023
$1,404
-9.7%
2024
$1,656
+17.9%
2025
$1,636
-1.2%
2026
$1,753
+7.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $5.78 | 4.1% | 144 |
| 2BR | $3,000/mo | $4.62 | 3.3% | 243 |
| 3BR | $4,300/mo | $3.44 | 2.4% | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $850,000 | 484 | $1,755 | 01-05 |
| Feb 2026 | $870,000 | 495 | $1,757 | 01-05 |
| Feb 2026 | $828,000 | 474 | $1,748 | 01-05 |
| Nov 2025 | $945,000 | 635 | $1,488 | 01-05 |
| Oct 2025 | $1,150,000 | 667 | $1,723 | 01-05 |
| Sept 2025 | $850,000 | 495 | $1,717 | 01-05 |
| Jul 2025 | $1,138,000 | 667 | $1,705 | 01-05 |
| Jun 2025 | $863,888 | 495 | $1,745 | 01-05 |
| Apr 2025 | $1,300,000 | 980 | $1,327 | 01-05 |
| Mar 2025 | $1,051,888 | 635 | $1,656 | 01-05 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Casa Cambio actually sell for - this project trades at 2.1× the nearest block’s PSF.