District 19 · Serangoon · OCR
Presto@Upper Serangoon
Upper Serangoon Road · Apartment · Freehold
Current PSF
$1,541
-0.5% vs district median
Gross yield
4.5%
median rent $2,600/mo
3-year gain
0.0%
Transactions · 5y
17
4 in last 12 months
Nearest MRT
Serangoon Mrt Station · 505.559m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+135% 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
11%
PSF dispersion within project
The neighbourhood
P1 ring
Yangzheng Primary School 498m · Phase 2C 2.1× balloted · Maris Stella High School (Primary) 838m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Zhonghua Secondary School · 380m
Food
Woodleigh Village Hawker Centre · 657m
Green
Jln Riang Pg · 490m - 9 parks within 1km
Mall
The Woodleigh Mall · 773m
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 625m
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
2021
$1,242
2022
$1,474
+18.7%
2024
$1,561
+5.9%
2025
$1,578
+1.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $5.78 | 4.5% | 69 |
| 2BR | $3,200/mo | $3.76 | 2.9% | 16 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Dec 2025 | $1,220,000 | 840 | $1,453 | 01-05 |
| Dec 2025 | $730,000 | 420 | $1,739 | 01-05 |
| Sept 2025 | $1,128,000 | 915 | $1,233 | 01-05 |
| Aug 2025 | $748,000 | 431 | $1,737 | 01-05 |
| Jun 2025 | $725,000 | 420 | $1,727 | 01-05 |
| Nov 2024 | $730,000 | 431 | $1,695 | 01-05 |
| Oct 2024 | $1,200,000 | 818 | $1,467 | 01-05 |
| Oct 2024 | $670,000 | 420 | $1,596 | 01-05 |
| Aug 2024 | $720,000 | 484 | $1,486 | 01-05 |
| Aug 2022 | $652,000 | 431 | $1,514 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Presto@Upper Serangoon actually sell for - this project trades at 2.1× the nearest block’s PSF.