District 20 · Serangoon · OCR
Kingsgrove
Ang Mo Kio Avenue 1 · Condominium · Freehold
Current PSF
$1,438
-26.7% vs district median
Gross yield
2.7%
median rent $5,000/mo
3-year gain
0.0%
Transactions · 5y
8
3 in last 12 months
Nearest MRT
Bishan Mrt Station · 1,155.867m
CCL,NSL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
+120% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential44 / 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
3%
PSF dispersion within project
The neighbourhood
P1 ring
Chij Our Lady Of Good Counsel 611m · Phase 2C 0.5× · Townsville Primary School 738m · Saint Gabriel'S Primary School 799m · St. Gabriel'S Primary School 800m · Phase 2C 0.9× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Kuo Chuan Presbyterian Secondary School · 739m
Food
Ang Mo Kio Ave 10 Blk 409 (Teck Ghee Square) · 870m
Green
Tai Hwan Terrace Pg · 219m - 13 parks within 1km
Mall
Bishan North Shopping Mall · 1.6km
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 1.8km
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
$1,116
2022
$1,200
+7.5%
2024
$1,270
+5.8%
2025
$1,438
+13.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,300/mo | $2.77 | 2.3% | 12 |
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Dec 2025 | $2,350,000 | 1,582 | $1,485 | 01-05 |
| Oct 2025 | $2,258,000 | 1,582 | $1,427 | 01-05 |
| Sept 2025 | $2,262,000 | 1,615 | $1,401 | 01-05 |
| Jul 2024 | $1,600,000 | 1,259 | $1,270 | 01-05 |
| Aug 2022 | $1,510,800 | 1,259 | $1,200 | 01-05 |
| Dec 2021 | $1,750,000 | 1,572 | $1,114 | 01-05 |
| Oct 2021 | $1,530,000 | 1,367 | $1,119 | 01-05 |
| Jul 2021 | $1,750,000 | 1,572 | $1,114 | 01-05 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Kingsgrove actually sell for - this project trades at 2.5× the nearest block’s PSF.