District 13 · Serangoon · OCR
E Maison
Braddell Road · Apartment · Freehold
Current PSF
$1,655
-10.9% vs district median
Gross yield
3.3%
median rent $3,950/mo
3-year gain
11.2%
Transactions · 5y
42
4 in last 12 months
Nearest MRT
Woodleigh Mrt Station · 481.671m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+153% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential36 / 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
8%
PSF dispersion within project
The neighbourhood
P1 ring
Yangzheng Primary School 635m · Phase 2C 2.1× balloted · Maris Stella High School (Primary) 971m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Zhonghua Secondary School · 567m
Food
Woodleigh Village Hawker Centre · 496m
Green
Jln Riang Pg · 473m - 7 parks within 1km
Mall
The Woodleigh Mall · 573m
Health
Bidadari Polyclinic And Orange Valley Nursing Home (polyclinic) · 958m
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
$1,385
2022
$1,425
+2.9%
2023
$1,473
+3.4%
2024
$1,559
+5.8%
2025
$1,596
+2.4%
2026
$1,638
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $4.62 | 3.3% | 46 |
| 2BR | $3,900/mo | $4.11 | 3.0% | 64 |
| 3BR | $5,000/mo | $3.03 | 2.2% | 16 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,590,000 | 969 | $1,641 | 01-05 |
| Jan 2026 | $1,530,000 | 936 | $1,634 | 01-05 |
| Dec 2025 | $1,520,000 | 936 | $1,623 | 01-05 |
| Oct 2025 | $1,150,000 | 667 | $1,723 | 01-05 |
| May 2025 | $1,550,000 | 936 | $1,655 | 01-05 |
| May 2025 | $904,000 | 603 | $1,500 | 01-05 |
| Mar 2025 | $920,000 | 667 | $1,379 | 01-05 |
| Mar 2025 | $840,000 | 570 | $1,472 | 01-05 |
| Jan 2025 | $1,558,888 | 936 | $1,665 | 01-05 |
| Jan 2025 | $1,558,888 | 904 | $1,724 | 01-05 |
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More in District 13
The HDB blocks next door
The entry point, measured: what the resale flats around E Maison actually sell for - this project trades at 2.3× the nearest block’s PSF.