District 19 · Serangoon · OCR
The Yardley
Upper Serangoon Road · Apartment · Freehold
Current PSF
$2,011
+29.9% vs district median
Gross yield
2.5%
median rent $5,825/mo
3-year gain
22.6%
Transactions · 5y
10
2 in last 12 months
Nearest MRT
Serangoon Mrt Station · 313.427m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+207% 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
7%
PSF dispersion within project
The neighbourhood
P1 ring
Yangzheng Primary School 390m · Phase 2C 2.1× balloted · Maris Stella High School (Primary) 967m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Zhonghua Secondary School · 268m
Food
Woodleigh Village Hawker Centre · 876m
Green
Jln Riang Pg · 488m - 7 parks within 1km
Mall
The Woodleigh Mall · 993m
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 426m
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
$1,366
2022
$1,517
+11.1%
2023
$1,641
+8.2%
2024
$1,758
+7.1%
2026
$2,012
+14.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $5,200/mo | $4.16 | 2.5% | 42 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,450,000 | 1,281 | $1,913 | 06-10 |
| Feb 2026 | $2,680,000 | 1,270 | $2,110 | 06-10 |
| Jul 2024 | $2,265,000 | 1,270 | $1,783 | 01-05 |
| Jan 2024 | $2,200,000 | 1,270 | $1,732 | 11-15 |
| Oct 2023 | $2,100,000 | 1,270 | $1,653 | 06-10 |
| Sept 2023 | $2,085,000 | 1,281 | $1,628 | 06-10 |
| Aug 2022 | $1,850,000 | 1,324 | $1,397 | 01-05 |
| Jun 2022 | $2,030,000 | 1,302 | $1,559 | 11-15 |
| May 2022 | $1,970,000 | 1,270 | $1,551 | 06-10 |
| Mar 2022 | $2,000,000 | 1,281 | $1,561 | 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 Yardley actually sell for - this project trades at 2.6× the nearest block’s PSF.