District 19 · Serangoon · OCR
La Dolce Vita
Upper Paya Lebar Road · Apartment · Freehold
Current PSF
$1,622
+4.8% vs district median
Gross yield
2.6%
median rent $5,000/mo
3-year gain
18.5%
Transactions · 5y
3
2 in last 12 months
Nearest MRT
Bartley Mrt Station · 366.992m
CCL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+148% 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
0%
PSF dispersion within project
The neighbourhood
P1 ring
Maris Stella High School (Primary) 605m · Phase 2C 2.0× balloted · Paya Lebar Methodist Girls' School (Primary) 669m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 485m
Food
Woodleigh Village Hawker Centre · 1.2km
Green
Jln Kelichap Pg · 172m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 831m
Health
Serangoon Polyclinic (polyclinic) · 876m
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
2023
$1,369
2025
$1,622
+18.5%
2026
$1,622
+0%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,800/mo | $4.00 | 3.0% | 7 |
| 2BR | $4,200/mo | $3.36 | 2.5% | 14 |
| 3BR | $5,000/mo | $3.45 | 2.6% | 36 |
Recent transactions URA, latest 3
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $2,008,000 | 1,238 | $1,622 | 01-05 |
| Dec 2025 | $2,270,000 | 1,399 | $1,622 | 01-05 |
| Jun 2023 | $1,768,000 | 1,292 | $1,369 | 01-05 |
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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 Dolce Vita actually sell for - this project trades at 2.2× the nearest block’s PSF.