District 28 · Serangoon · OCR
The Greenwich
Seletar Road · Condominium · 99 yrs lease commencing from 2009
Current PSF
$1,338
-11.6% vs district median
Gross yield
3.6%
median rent $3,000/mo
3-year gain
10.2%
Transactions · 5y
113
14 in last 12 months
Nearest MRT
Buangkok Mrt Station · 2,585.576m
NEL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
+104% premium
HDB median $655 psf
Area income
$11,500/mo median
commercial zone
En-bloc potential33 / 100
17 years old · composite of plot use, age, tenure, value gap & size
Lease decay82 years left
worth 91.8%of freehold today (Bala’s Table) · loses ~4.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Fernvale Primary School 620m · Phase 2C 0.5× · Sengkang Green Primary School 839m · 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 · 1.0km
Food
Fernvale Hawker Centre & Market · 944m
Green
Dedap Place Pg · 232m - 13 parks within 1km
Mall
The Seletar Mall · 846m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 1.9km
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
$1,139
2022
$1,158
+1.7%
2023
$1,230
+6.2%
2024
$1,293
+5.1%
2025
$1,330
+2.9%
2026
$1,356
+2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $4.31 | 3.9% | 50 |
| 2BR | $3,300/mo | $3.88 | 3.5% | 115 |
| 3BR | $4,100/mo | $3.90 | 3.5% | 45 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,150,000 | 883 | $1,303 | 01-05 |
| Jun 2026 | $835,000 | 603 | $1,385 | 01-05 |
| May 2026 | $1,450,000 | 1,076 | $1,347 | 01-05 |
| Apr 2026 | $1,698,000 | 1,227 | $1,384 | 01-05 |
| Apr 2026 | $1,238,000 | 883 | $1,403 | 01-05 |
| Apr 2026 | $1,190,000 | 883 | $1,348 | 01-05 |
| Apr 2026 | $800,000 | 603 | $1,327 | 01-05 |
| Feb 2026 | $1,190,000 | 883 | $1,348 | 01-05 |
| Dec 2025 | $1,680,000 | 1,292 | $1,301 | 01-05 |
| Nov 2025 | $1,130,000 | 904 | $1,250 | 01-05 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around The Greenwich actually sell for - this project trades at 2.3× the nearest block’s PSF.