District 28 · Serangoon · OCR
Pollen Collection
Pollen Walk · Terrace · 99 yrs lease commencing from 2019
Current PSF
$0
-100.0% vs district median
Gross yield
-
3-year gain
0.0%
Transactions · 5y
125
0 in last 12 months
Nearest MRT
Yio Chu Kang Mrt Station · 1,613.072m
NSL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential22 / 100
7 years old · composite of plot use, age, tenure, value gap & size
Lease decay92 years left
worth 95.0%of freehold today (Bala’s Table) · loses ~3.2pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
2.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
Secondary
Anderson Secondary School · 1.2km
Food
Ang Mo Kio Ave 10 Blk 527 (Cheng San Market And Cooked Food Centre) · 1.1km
Green
Lilac Dr Pg · 224m - 17 parks within 1km
Mall
Djit Sun Mall · 1.6km
Health
Ang Mo Kio Polyclinic (polyclinic) · 1.7km
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
124 / 132
94% taken up · 26 '06
Median price
$0k
$0k–$0k band
Unit sizes sold
1615 sqft
1615–3208 sqft range
Still available
8
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
1615–1881
92
1881–2147
3
2147–2413
10
2413–2679
2
2679–2945
2
2945–3208
5
Price trend average PSF by year
2022
$1,829
2023
$2,100
+14.8%
2024
$2,222
+5.8%
2025
$2,327
+4.7%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2025 | $4,798,000 | 2,605 | $1,842 | - |
| Jun 2025 | $4,319,000 | 2,153 | $2,006 | - |
| Jun 2025 | $3,890,000 | 1,615 | $2,409 | - |
| May 2025 | $5,395,000 | 3,003 | $1,796 | - |
| Mar 2025 | $3,960,000 | 1,615 | $2,453 | - |
| Mar 2025 | $3,953,000 | 1,615 | $2,448 | - |
| Mar 2025 | $3,941,000 | 1,615 | $2,441 | - |
| Mar 2025 | $3,890,000 | 1,615 | $2,409 | - |
| Mar 2025 | $3,883,000 | 1,615 | $2,405 | - |
| Mar 2025 | $3,878,000 | 1,615 | $2,402 | - |
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