District 19 · Serangoon · OCR
The Springbloom
Serangoon Avenue 3 · Condominium · 99 yrs lease commencing from 1995
Current PSF
$1,579
+2.0% vs district median
Gross yield
2.8%
median rent $4,750/mo
3-year gain
9.9%
Transactions · 5y
59
9 in last 12 months
Nearest MRT
Serangoon Mrt Station · 1,057.786m
CCL,NEL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
+141% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential34 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+6.7%
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
Saint Gabriel'S Primary School 261m · St. Gabriel'S Primary School 294m · Phase 2C 0.9× · Yangzheng Primary School 522m · Phase 2C 2.1× balloted · Chij Our Lady Of Good Counsel 702m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Zhonghua Secondary School · 646m
Food
Serangoon Garden Market · 1.4km
Green
Mei Hwan Dr Pg · 278m - 11 parks within 1km
Mall
Icb Shopping Centre · 1.6km
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 1.1km
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 $1,599 psf - 8% above units on floors 1–5 ($1,474 psf).
Price trend average PSF by year
2021
$1,123
2022
$1,261
+12.3%
2023
$1,421
+12.7%
2024
$1,549
+9%
2025
$1,602
+3.4%
2026
$1,561
-2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,300/mo | $3.88 | 3.0% | 20 |
| 2BR | $4,000/mo | $3.48 | 2.6% | 74 |
| 3BR | $5,000/mo | $3.45 | 2.6% | 122 |
| 4BR | $6,000/mo | $3.64 | 2.8% | 29 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,700,000 | 1,873 | $1,442 | 01-05 |
| Mar 2026 | $2,250,000 | 1,442 | $1,560 | 01-05 |
| Mar 2026 | $2,190,000 | 1,302 | $1,681 | 11-15 |
| Oct 2025 | $2,800,000 | 1,647 | $1,700 | 11-15 |
| Sept 2025 | $2,765,000 | 1,851 | $1,493 | 01-05 |
| Sept 2025 | $2,250,000 | 1,604 | $1,403 | 01-05 |
| Sept 2025 | $1,800,000 | 1,119 | $1,608 | 11-15 |
| Aug 2025 | $2,720,000 | 1,647 | $1,652 | 06-10 |
| Aug 2025 | $2,180,000 | 1,302 | $1,674 | 06-10 |
| Jul 2025 | $2,740,000 | 1,647 | $1,664 | 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 Springbloom actually sell for - this project trades at 2.2× the nearest block’s PSF.