District 28 · Serangoon · OCR
Luxus Hills
Seletar Green Walk · Semi-detached · 999 yrs lease commencing from 1879
Current PSF
$2,724
+79.9% vs district median
Gross yield
1.6%
median rent $8,000/mo
3-year gain
17.0%
Transactions · 5y
63
15 in last 12 months
Nearest MRT
Buangkok Mrt Station · 2,104.182m
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
12%
PSF dispersion within project
The neighbourhood
P1 ring
Hougang Primary School 792m · Phase 2C 1.2× · Rosyth School 830m · Phase 2C 3.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Hougang Secondary School · 961m
Food
Ci Yuan Hawker Centre · 1.1km
Green
Luxus Hills Park · 98m - 9 parks within 1km
Mall
The Seletar Mall · 1.2km
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 1.3km
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 launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
0 / 156
0% taken up · 26 '06
Median price
$0k
$0k–$0k band
Still available
156
units unsold
Price trend average PSF by year
2021
$2,014
2022
$2,296
+14%
2023
$2,408
+4.9%
2024
$2,495
+3.6%
2025
$2,624
+5.2%
2026
$2,817
+7.4%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $6,100,000 | 2,988 | $2,041 | - |
| Jun 2026 | $5,218,888 | 1,615 | $3,232 | - |
| May 2026 | $4,810,000 | 1,615 | $2,979 | - |
| May 2026 | $4,800,000 | 1,615 | $2,973 | - |
| May 2026 | $4,730,000 | 1,615 | $2,930 | - |
| Mar 2026 | $4,510,000 | 1,615 | $2,793 | - |
| Feb 2026 | $5,500,000 | 2,287 | $2,405 | - |
| Feb 2026 | $4,780,000 | 1,615 | $2,961 | - |
| Jan 2026 | $4,910,000 | 1,615 | $3,041 | - |
| Dec 2025 | $5,180,000 | 2,207 | $2,348 | - |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Luxus Hills actually sell for - this project trades at 4.2× the nearest block’s PSF.