District 19 · Serangoon · OCR
Cherry Gardens
Lorong Lew Lian · Apartment · 99 yrs lease commencing from 1996
Current PSF
$825
-46.7% vs district median
Gross yield
4.8%
median rent $4,800/mo
3-year gain
1.2%
Transactions · 5y
9
2 in last 12 months
Nearest MRT
Serangoon Mrt Station · 561.683m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+26% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential49 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%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
8%
PSF dispersion within project
The neighbourhood
P1 ring
Paya Lebar Methodist Girls' School (Primary) 682m · Phase 2C 1.2× balloted · Nps International School (Primary Campus) 749m · Maris Stella High School (Primary) 961m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 489m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.3km
Green
Lorong Ong Lye Park · 255m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 382m
Health
Serangoon Polyclinic (polyclinic) · 518m
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%
Price trend average PSF by year
2021
$990
2022
$1,092
+10.3%
2023
$815
-25.4%
2024
$1,298
+59.3%
2025
$826
-36.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,500/mo | $4.29 | 6.2% | 12 |
Recent transactions URA, latest 9
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Aug 2025 | $1,880,000 | 2,164 | $869 | 01-05 |
| Aug 2025 | $1,750,000 | 2,239 | $782 | 01-05 |
| Jun 2024 | $1,425,000 | 1,098 | $1,298 | 01-05 |
| May 2023 | $1,815,000 | 2,228 | $815 | 01-05 |
| Oct 2022 | $1,350,000 | 1,184 | $1,140 | 01-05 |
| Aug 2022 | $1,250,000 | 1,076 | $1,161 | 01-05 |
| Jun 2022 | $850,000 | 872 | $975 | 01-05 |
| Dec 2021 | $1,060,000 | 1,076 | $985 | 01-05 |
| Jul 2021 | $1,060,000 | 1,066 | $995 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Cherry Gardens actually sell for - this project trades at 1.4× the nearest block’s PSF.