District 28 · Serangoon · OCR
Seletar Park Residence
Seletar Road · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,326
-12.4% vs district median
Gross yield
3.9%
median rent $2,800/mo
3-year gain
-1.4%
Transactions · 5y
121
14 in last 12 months
Nearest MRT
Buangkok Mrt Station · 2,691.465m
NEL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
+102% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential32 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+8.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
15%
PSF dispersion within project
The neighbourhood
P1 ring
Fernvale Primary School 716m · Phase 2C 0.5× · Sengkang Green Primary School 924m · Phase 2C 1.8× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 1.1km
Food
Fernvale Hawker Centre & Market · 1.0km
Green
Dedap Place Pg · 164m - 14 parks within 1km
Mall
The Seletar Mall · 943m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 2.0km
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%
Price trend average PSF by year
2021
$1,130
2022
$1,211
+7.2%
2023
$1,291
+6.6%
2024
$1,232
-4.6%
2025
$1,328
+7.8%
2026
$1,273
-4.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $4.73 | 4.3% | 168 |
| 2BR | $3,300/mo | $3.88 | 3.5% | 117 |
| 3BR | $4,600/mo | $2.79 | 2.5% | 33 |
| 4BR | $5,000/mo | $2.86 | 2.6% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,310,000 | 872 | $1,503 | 01-05 |
| Apr 2026 | $790,000 | 592 | $1,334 | 01-05 |
| Apr 2026 | $768,000 | 581 | $1,321 | 01-05 |
| Apr 2026 | $765,000 | 592 | $1,292 | 01-05 |
| Mar 2026 | $1,858,000 | 1,991 | $933 | 01-05 |
| Mar 2026 | $1,650,000 | 1,507 | $1,095 | 01-05 |
| Mar 2026 | $1,350,000 | 1,076 | $1,254 | 01-05 |
| Feb 2026 | $2,090,000 | 1,378 | $1,517 | 01-05 |
| Feb 2026 | $1,197,000 | 1,012 | $1,183 | 01-05 |
| Jan 2026 | $1,130,000 | 872 | $1,296 | 01-05 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Seletar Park Residence actually sell for - this project trades at 2.3× the nearest block’s PSF.