District 19 · Serangoon · OCR
Cherryhill
Lorong Lew Lian · Condominium · Freehold
Current PSF
$1,683
+8.7% vs district median
Gross yield
2.3%
median rent $4,100/mo
3-year gain
25.0%
Transactions · 5y
13
2 in last 12 months
Nearest MRT
Serangoon Mrt Station · 458.628m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+157% 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 702m · Paya Lebar Methodist Girls' School (Primary) 791m · 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 · 479m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.3km
Green
Upper Serangoon Park · 305m - 12 parks within 1km
Mall
Upper Serangoon Shopping Centre · 353m
Health
Serangoon Polyclinic (polyclinic) · 402m
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
$1,071
2022
$1,286
+20.1%
2023
$1,399
+8.8%
2024
$1,696
+21.2%
2025
$1,612
-5%
2026
$1,749
+8.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,150/mo | $3.00 | 2.1% | 43 |
| 3BR | $4,000/mo | $2.76 | 2.0% | 73 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,600,000 | 915 | $1,749 | 06-10 |
| Dec 2025 | $2,350,000 | 1,453 | $1,617 | 01-05 |
| May 2025 | $2,450,000 | 1,453 | $1,686 | 01-05 |
| Feb 2025 | $1,830,000 | 1,195 | $1,532 | 01-05 |
| Oct 2024 | $1,950,000 | 1,152 | $1,693 | 06-10 |
| Apr 2024 | $2,688,888 | 1,582 | $1,699 | 06-10 |
| Apr 2023 | $1,498,000 | 1,044 | $1,435 | 01-05 |
| Mar 2023 | $1,710,000 | 1,270 | $1,346 | 06-10 |
| Mar 2023 | $1,480,000 | 1,044 | $1,417 | 01-05 |
| May 2022 | $1,370,000 | 1,066 | $1,286 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Cherryhill actually sell for - this project trades at 2.8× the nearest block’s PSF.