District 19 · Serangoon · OCR
Forest Woods
Lorong Lew Lian · Condominium · 99 yrs lease commencing from 2016
Current PSF
$2,083
+34.6% vs district median
Gross yield
3.3%
median rent $3,900/mo
3-year gain
10.5%
Transactions · 5y
128
22 in last 12 months
Nearest MRT
Serangoon Mrt Station · 393.08m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+218% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential24 / 100
10 years old · composite of plot use, age, tenure, value gap & size
Lease decay89 years left
worth 94.3%of freehold today (Bala’s Table) · loses ~3.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 601m · Paya Lebar Methodist Girls' School (Primary) 924m · Phase 2C 1.2× balloted · Yangzheng Primary School 960m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 576m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.3km
Green
Upper Serangoon Park · 158m - 8 parks within 1km
Mall
Upper Serangoon Shopping Centre · 313m
Health
Serangoon Polyclinic (polyclinic) · 291m
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,020 psf - 1% above units on floors 1–5 ($2,000 psf).
Price trend average PSF by year
2021
$1,678
2022
$1,795
+7%
2023
$1,910
+6.4%
2024
$1,985
+3.9%
2025
$2,031
+2.3%
2026
$2,110
+3.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $5.82 | 3.4% | 101 |
| 2BR | $3,800/mo | $5.85 | 3.4% | 282 |
| 3BR | $4,850/mo | $5.11 | 2.9% | 108 |
| 4BR | $7,000/mo | $5.60 | 3.2% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,125,000 | 980 | $2,169 | 06-10 |
| Jun 2026 | $1,300,000 | 657 | $1,980 | 06-10 |
| May 2026 | $2,810,000 | 1,281 | $2,194 | 01-05 |
| May 2026 | $2,150,000 | 926 | $2,323 | 01-05 |
| Apr 2026 | $1,270,000 | 635 | $2,000 | 01-05 |
| Mar 2026 | $938,000 | 506 | $1,854 | 01-05 |
| Feb 2026 | $2,088,888 | 980 | $2,133 | 01-05 |
| Feb 2026 | $1,240,000 | 603 | $2,057 | 01-05 |
| Jan 2026 | $3,100,000 | 1,281 | $2,420 | 06-10 |
| Jan 2026 | $1,250,000 | 635 | $1,968 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Forest Woods actually sell for - this project trades at 3.2× the nearest block’s PSF.