District 19 · Serangoon · OCR
Fragrant Gardens
Upper Paya Lebar Road · Apartment · Freehold
Current PSF
$1,315
-15.1% vs district median
Gross yield
3.2%
median rent $3,150/mo
3-year gain
0.0%
Transactions · 5y
4
1 in last 12 months
Nearest MRT
Bartley Mrt Station · 420.806m
CCL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+101% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential38 / 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
Maris Stella High School (Primary) 624m · Phase 2C 2.0× balloted · Paya Lebar Methodist Girls' School (Primary) 708m · 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 · 383m
Food
Woodleigh Village Hawker Centre · 1.1km
Green
Lorong Ong Lye Park · 136m - 14 parks within 1km
Mall
Upper Serangoon Shopping Centre · 749m
Health
Serangoon Polyclinic (polyclinic) · 755m
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
$1,012
2024
$1,281
+26.6%
2025
$1,347
+5.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $2,900/mo | $3.41 | 3.1% | 18 |
| 3BR | $3,800/mo | $3.04 | 2.8% | 11 |
| 4BR | $4,800/mo | $2.23 | 2.0% | 7 |
Recent transactions URA, latest 5
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Aug 2025 | $1,118,000 | 850 | $1,315 | 01-05 |
| Jun 2025 | $1,050,000 | 850 | $1,235 | 01-05 |
| Apr 2025 | $1,860,000 | 1,249 | $1,490 | 01-05 |
| Nov 2024 | $1,488,888 | 1,163 | $1,281 | 01-05 |
| Apr 2021 | $1,220,000 | 1,206 | $1,012 | 01-05 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Fragrant Gardens actually sell for - this project trades at 1.8× the nearest block’s PSF.