District 19 · Serangoon · OCR
The Vue
Upper Paya Lebar Road · Apartment · Freehold
Current PSF
$1,569
+1.4% vs district median
Gross yield
4.2%
median rent $2,525/mo
3-year gain
0.1%
Transactions · 5y
16
3 in last 12 months
Nearest MRT
Bartley Mrt Station · 428.912m
CCL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+140% premium
HDB median $655 psf
Area income
$11,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
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
Maris Stella High School (Primary) 647m · Phase 2C 2.0× balloted · Paya Lebar Methodist Girls' School (Primary) 664m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 433m
Food
Woodleigh Village Hawker Centre · 1.2km
Green
Lorong Ong Lye Park · 166m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 750m
Health
Serangoon Polyclinic (polyclinic) · 792m
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
Price trend average PSF by year
2021
$1,394
2022
$1,475
+5.8%
2023
$1,567
+6.2%
2024
$1,693
+8%
2025
$1,602
-5.4%
2026
$1,569
-2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,400/mo | $5.33 | 4.1% | 65 |
| 2BR | $3,200/mo | $3.37 | 2.6% | 9 |
| 3BR | $3,300/mo | $3.47 | 2.7% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $678,000 | 431 | $1,575 | 01-05 |
| Apr 2026 | $625,000 | 420 | $1,489 | 01-05 |
| Jan 2026 | $690,000 | 420 | $1,644 | 01-05 |
| Jun 2025 | $695,000 | 420 | $1,656 | 01-05 |
| Feb 2025 | $700,000 | 452 | $1,548 | 01-05 |
| Jun 2024 | $820,000 | 484 | $1,693 | 01-05 |
| Jul 2023 | $1,450,000 | 1,023 | $1,418 | 01-05 |
| Jun 2023 | $690,000 | 420 | $1,644 | 01-05 |
| Apr 2023 | $688,000 | 420 | $1,639 | 01-05 |
| Oct 2022 | $730,000 | 495 | $1,474 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Vue actually sell for - this project trades at 2.1× the nearest block’s PSF.