District 19 · Serangoon · OCR
Jade Residences
Lew Lian Vale · Apartment · Freehold
Current PSF
$1,759
+13.6% vs district median
Gross yield
3.3%
median rent $3,300/mo
3-year gain
-12.5%
Transactions · 5y
43
4 in last 12 months
Nearest MRT
Serangoon Mrt Station · 498.627m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+169% 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
+2.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
12%
PSF dispersion within project
The neighbourhood
P1 ring
Paya Lebar Methodist Girls' School (Primary) 761m · Phase 2C 1.2× balloted · Maris Stella High School (Primary) 849m · Phase 2C 2.0× balloted · Nps International School (Primary Campus) 857m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 362m
Food
Woodleigh Village Hawker Centre · 1.2km
Green
Lorong Ong Lye Park · 166m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 496m
Health
Serangoon Polyclinic (polyclinic) · 486m
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
$1,369
2022
$1,552
+13.4%
2023
$1,612
+3.9%
2024
$1,631
+1.2%
2025
$1,737
+6.5%
2026
$1,411
-18.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,000/mo | $5.45 | 3.7% | 127 |
| 3BR | $3,500/mo | $4.67 | 3.2% | 94 |
| 4BR | $4,900/mo | $4.26 | 2.9% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $1,428,000 | 1,012 | $1,411 | 01-05 |
| Oct 2025 | $1,498,000 | 797 | $1,881 | 01-05 |
| Oct 2025 | $1,440,000 | 732 | $1,967 | 01-05 |
| Oct 2025 | $1,052,000 | 592 | $1,777 | 01-05 |
| Jul 2025 | $2,320,000 | 1,604 | $1,447 | 01-05 |
| Jul 2025 | $1,952,888 | 1,292 | $1,512 | 01-05 |
| Jun 2025 | $1,580,000 | 861 | $1,835 | 01-05 |
| May 2025 | $2,000,000 | 1,324 | $1,511 | 01-05 |
| Apr 2025 | $1,438,000 | 732 | $1,965 | 01-05 |
| Nov 2024 | $976,000 | 549 | $1,778 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Jade Residences actually sell for - this project trades at 2.4× the nearest block’s PSF.