District 19 · Serangoon · OCR
The Scala
Serangoon Avenue 3 · Apartment · 99 yrs lease commencing from 2010
Current PSF
$1,953
+26.2% vs district median
Gross yield
3.3%
median rent $4,500/mo
3-year gain
15.2%
Transactions · 5y
99
15 in last 12 months
Nearest MRT
Serangoon Mrt Station · 939.563m
CCL,NEL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
+198% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential27 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+7.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Saint Gabriel'S Primary School 382m · St. Gabriel'S Primary School 415m · Phase 2C 0.9× · Yangzheng Primary School 434m · Phase 2C 2.1× balloted · Chij Our Lady Of Good Counsel 684m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Zhonghua Secondary School · 557m
Food
Serangoon Garden Market · 1.3km
Green
Mei Hwan Dr Pg · 306m - 12 parks within 1km
Mall
Icb Shopping Centre · 1.4km
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 960m
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,959 psf - 8% above units on floors 1–5 ($1,815 psf).
Price trend average PSF by year
2021
$1,525
2022
$1,651
+8.3%
2023
$1,688
+2.2%
2024
$1,841
+9.1%
2025
$1,941
+5.4%
2026
$1,945
+0.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $6.89 | 4.2% | 168 |
| 2BR | $4,300/mo | $5.06 | 3.1% | 305 |
| 3BR | $5,500/mo | $5.24 | 3.2% | 158 |
| 4BR | $6,500/mo | $5.20 | 3.2% | 21 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,800,888 | 893 | $2,016 | 06-10 |
| May 2026 | $1,800,000 | 904 | $1,991 | 06-10 |
| Apr 2026 | $1,838,888 | 904 | $2,034 | 06-10 |
| Apr 2026 | $1,650,000 | 829 | $1,991 | 11-15 |
| Mar 2026 | $2,680,000 | 1,367 | $1,960 | 01-05 |
| Mar 2026 | $865,000 | 474 | $1,826 | 01-05 |
| Mar 2026 | $850,000 | 474 | $1,795 | 01-05 |
| Dec 2025 | $1,800,000 | 904 | $1,991 | 06-10 |
| Nov 2025 | $2,100,000 | 1,044 | $2,011 | 11-15 |
| Nov 2025 | $1,800,000 | 904 | $1,991 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Scala actually sell for - this project trades at 2.7× the nearest block’s PSF.