District 19 · Serangoon · OCR
The Garden Residences
Serangoon North View · Apartment · 99 yrs lease commencing from 2017
Current PSF
$1,873
+21.0% vs district median
Gross yield
3.6%
median rent $3,150/mo
3-year gain
4.2%
Transactions · 5y
213
44 in last 12 months
Nearest MRT
Kovan Mrt Station · 1,763.006m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+186% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential23 / 100
9 years old · composite of plot use, age, tenure, value gap & size
Lease decay90 years left
worth 94.6%of freehold today (Bala’s Table) · loses ~3.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Zhonghua Primary School 662m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 662m · Rosyth School 882m · Phase 2C 3.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Serangoon Garden Secondary School · 367m
Food
Chomp Chomp Food Centre · 484m - 2 hawker centres within 1km
Green
Tavistock Ave Pk · 715m - 4 parks within 1km
Mall
Icb Shopping Centre · 1.5km
Health
Serangoon 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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,845 psf - 4% above units on floors 1–5 ($1,776 psf).
Price trend average PSF by year
2021
$1,630
2022
$1,788
+9.7%
2023
$1,790
+0.1%
2024
$1,806
+0.9%
2025
$1,845
+2.2%
2026
$1,866
+1.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 4.1% | 229 |
| 2BR | $3,500/mo | $5.38 | 3.4% | 157 |
| 3BR | $4,200/mo | $5.60 | 3.6% | 103 |
| 4BR | $6,400/mo | $5.57 | 3.6% | 13 |
| 5BR | $8,000/mo | $5.16 | 3.3% | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,050,000 | 1,539 | $1,982 | 01-05 |
| Jun 2026 | $1,520,000 | 797 | $1,908 | 11-15 |
| Jun 2026 | $903,888 | 517 | $1,749 | 06-10 |
| May 2026 | $2,368,000 | 1,195 | $1,982 | 01-05 |
| May 2026 | $1,160,000 | 614 | $1,891 | 06-10 |
| Apr 2026 | $3,100,000 | 1,539 | $2,014 | 11-15 |
| Apr 2026 | $1,450,000 | 786 | $1,845 | 01-05 |
| Apr 2026 | $1,430,000 | 786 | $1,820 | 01-05 |
| Apr 2026 | $1,290,000 | 689 | $1,873 | 11-15 |
| Apr 2026 | $1,280,000 | 689 | $1,858 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Garden Residences actually sell for - this project trades at 3.4× the nearest block’s PSF.