District 28 · Serangoon · OCR
Kelulut Hill
Kelulut Hill · Terrace · 999 yrs lease commencing from 1879
Current PSF
$2,172
+43.5% vs district median
Gross yield
1.6%
median rent $5,000/mo
3-year gain
8.6%
Transactions · 5y
10
4 in last 12 months
Nearest MRT
Buangkok Mrt Station · 2,252.956m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential56 / 100
147 years old · 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
15%
PSF dispersion within project
The neighbourhood
P1 ring
Fernvale Primary School 765m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 977m
Food
Fernvale Hawker Centre & Market · 1.0km
Green
Jln Selaseh Pg · 222m - 11 parks within 1km
Mall
The Seletar Mall · 946m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 1.5km
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
$1,419
2022
$1,899
+33.8%
2023
$2,137
+12.5%
2024
$1,886
-11.7%
2025
$1,962
+4%
2026
$2,320
+18.2%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $3,888,888 | 1,615 | $2,409 | - |
| Apr 2026 | $3,600,000 | 1,615 | $2,230 | - |
| Oct 2025 | $3,550,000 | 1,615 | $2,199 | - |
| Aug 2025 | $4,020,000 | 2,171 | $1,852 | - |
| Mar 2025 | $3,999,000 | 2,180 | $1,835 | - |
| Nov 2024 | $3,450,000 | 1,615 | $2,137 | - |
| Sept 2024 | $4,250,888 | 2,832 | $1,501 | - |
| Jul 2024 | $3,540,000 | 1,753 | $2,019 | - |
| Jun 2023 | $3,450,000 | 1,615 | $2,137 | - |
| Jul 2022 | $3,380,000 | 1,780 | $1,899 | - |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Kelulut Hill actually sell for - this project trades at 4.0× the nearest block’s PSF.