District 20 · Serangoon · OCR
Goldenhill Park Condominium
Mei Hwan Drive · Condominium · Freehold
Current PSF
$2,299
+17.1% vs district median
Gross yield
2.3%
median rent $6,000/mo
3-year gain
28.0%
Transactions · 5y
24
7 in last 12 months
Nearest MRT
Serangoon Mrt Station · 1,306.085m
CCL,NEL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
+251% 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
+0.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Saint Gabriel'S Primary School 340m · St. Gabriel'S Primary School 357m · Phase 2C 0.9× · Chij Our Lady Of Good Counsel 574m · Phase 2C 0.5× · Yangzheng Primary School 793m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Kuo Chuan Presbyterian Secondary School · 853m
Food
Serangoon Garden Market · 1.3km
Green
Mei Hwan Crescent Pg · 82m - 13 parks within 1km
Mall
Icb Shopping Centre · 1.7km
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 1.3km
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
$1,601
2022
$1,809
+13%
2023
$1,964
+8.6%
2024
$2,185
+11.3%
2025
$2,264
+3.6%
2026
$2,513
+11%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,200/mo | $4.42 | 2.3% | 51 |
| 3BR | $5,500/mo | $4.07 | 2.1% | 231 |
| 4BR | $6,650/mo | $4.29 | 2.2% | 71 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $3,300,000 | 1,313 | $2,513 | 16-20 |
| Nov 2025 | $3,480,000 | 1,561 | $2,230 | 11-15 |
| Nov 2025 | $3,450,000 | 1,561 | $2,210 | 06-10 |
| Oct 2025 | $3,160,000 | 1,335 | $2,368 | 11-15 |
| Oct 2025 | $3,030,000 | 1,335 | $2,270 | 16-20 |
| Sept 2025 | $3,000,000 | 1,313 | $2,285 | 16-20 |
| Aug 2025 | $2,964,000 | 1,335 | $2,221 | 01-05 |
| Nov 2024 | $3,430,000 | 1,539 | $2,228 | 16-20 |
| Oct 2024 | $2,950,000 | 1,313 | $2,246 | 16-20 |
| Oct 2024 | $2,080,000 | 926 | $2,247 | 11-15 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Goldenhill Park Condominium actually sell for - this project trades at 3.9× the nearest block’s PSF.