District 19 · Serangoon · OCR
Evania
Upper Paya Lebar Road · Apartment · Freehold
Current PSF
$1,548
+0.0% vs district median
Gross yield
2.9%
median rent $4,100/mo
3-year gain
17.3%
Transactions · 5y
12
4 in last 12 months
Nearest MRT
Serangoon Mrt Station · 607.586m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+136% 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
Paya Lebar Methodist Girls' School (Primary) 636m · Phase 2C 1.2× balloted · Nps International School (Primary Campus) 743m · Maris Stella High School (Primary) 977m · 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 · 524m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.3km
Green
Lorong Ong Lye Park · 266m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 374m
Health
Serangoon Polyclinic (polyclinic) · 561m
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
$1,121
2022
$1,296
+15.6%
2023
$1,323
+2.1%
2024
$1,394
+5.4%
2025
$1,496
+7.3%
2026
$1,552
+3.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,600/mo | $3.79 | 2.9% | 8 |
| 3BR | $4,100/mo | $3.04 | 2.4% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,645,000 | 1,076 | $1,528 | 01-05 |
| May 2026 | $1,910,000 | 1,227 | $1,557 | 01-05 |
| Apr 2026 | $1,470,000 | 936 | $1,570 | 01-05 |
| Nov 2025 | $2,120,000 | 1,378 | $1,539 | 01-05 |
| Apr 2025 | $2,065,000 | 1,421 | $1,453 | 01-05 |
| Aug 2024 | $1,980,000 | 1,421 | $1,394 | 01-05 |
| Jul 2023 | $1,650,000 | 1,227 | $1,345 | 01-05 |
| Mar 2023 | $1,680,000 | 1,292 | $1,301 | 01-05 |
| Oct 2022 | $1,858,000 | 1,453 | $1,279 | 01-05 |
| Aug 2022 | $1,300,000 | 990 | $1,313 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Evania actually sell for - this project trades at 2.5× the nearest block’s PSF.