District 19 · Serangoon · OCR
La Belle
Recreation Lane · Strata Terrace · Freehold
Current PSF
$1,204
-22.2% vs district median
Gross yield
4.3%
median rent $7,525/mo
3-year gain
0.0%
Transactions · 5y
4
2 in last 12 months
Nearest MRT
Serangoon Mrt Station · 194.904m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential42 / 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
Yangzheng Primary School 710m · Phase 2C 2.1× balloted · Nps International School (Primary Campus) 751m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 572m
Food
Woodleigh Village Hawker Centre · 1.3km
Green
Upper Serangoon Park · 101m - 8 parks within 1km
Mall
Icb Shopping Centre · 519m
Health
Serangoon Polyclinic (polyclinic) · 56m
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
2022
$1,003
2024
$1,166
+16.3%
2025
$1,177
+0.9%
2026
$1,230
+4.5%
Recent transactions URA, latest 4
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $3,350,000 | 2,723 | $1,230 | - |
| Aug 2025 | $3,168,000 | 2,691 | $1,177 | - |
| Apr 2024 | $3,000,000 | 2,573 | $1,166 | - |
| Sept 2022 | $2,700,000 | 2,691 | $1,003 | - |
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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 La Belle actually sell for - this project trades at 1.9× the nearest block’s PSF.