District 19 · Serangoon · OCR
Casa Rosa
Lorong Ong Lye · Condominium · 99 yrs lease commencing from 1998
Current PSF
$1,381
-10.8% vs district median
Gross yield
3.2%
median rent $4,300/mo
3-year gain
33.2%
Transactions · 5y
15
1 in last 12 months
Nearest MRT
Bartley Mrt Station · 318.676m
CCL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+111% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential38 / 100
28 years old · composite of plot use, age, tenure, value gap & size
Lease decay71 years left
worth 86.5%of freehold today (Bala’s Table) · loses ~5.9pts 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Maris Stella High School (Primary) 506m · Phase 2C 2.0× balloted · Paya Lebar Methodist Girls' School (Primary) 812m · 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 · 339m
Food
Woodleigh Village Hawker Centre · 1.0km
Green
Lorong Ong Lye Park · 218m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 853m
Health
Serangoon Polyclinic (polyclinic) · 788m
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
$983
2022
$1,023
+4.1%
2023
$1,037
+1.4%
2024
$1,134
+9.4%
2025
$1,220
+7.6%
2026
$1,381
+13.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,850/mo | $3.35 | 2.9% | 38 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $1,620,000 | 1,173 | $1,381 | 01-05 |
| Jul 2025 | $1,555,000 | 1,173 | $1,325 | 01-05 |
| Jun 2025 | $1,370,000 | 1,130 | $1,212 | 01-05 |
| Mar 2025 | $1,550,000 | 1,335 | $1,161 | 01-05 |
| Mar 2025 | $1,550,000 | 1,292 | $1,200 | B1-B5 |
| Feb 2025 | $1,400,000 | 1,173 | $1,193 | 01-05 |
| Jan 2025 | $1,350,000 | 1,098 | $1,230 | 01-05 |
| Sept 2024 | $1,500,000 | 1,281 | $1,171 | 01-05 |
| Jan 2024 | $1,500,000 | 1,367 | $1,097 | 01-05 |
| Sept 2023 | $1,500,000 | 1,496 | $1,003 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Casa Rosa actually sell for - this project trades at 1.9× the nearest block’s PSF.