District 13 · Serangoon · OCR
Vaughan Garden
Bukit Arang Road · Terrace · Freehold
Current PSF
$2,150
+15.7% vs district median
Gross yield
1.9%
median rent $11,000/mo
3-year gain
177.2%
Transactions · 5y
9
2 in last 12 months
Nearest MRT
Serangoon Mrt Station · 408.932m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
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
32%
PSF dispersion within project
The neighbourhood
P1 ring
Yangzheng Primary School 312m · Phase 2C 2.1× balloted · Saint Gabriel'S Primary School 946m · St. Gabriel'S Primary School 969m · Phase 2C 0.9× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Zhonghua Secondary School · 188m
Food
Woodleigh Village Hawker Centre · 856m
Green
Jln Riang Pg · 383m - 8 parks within 1km
Mall
The Woodleigh Mall · 968m
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 514m
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
$1,174
2022
$1,609
+37.1%
2023
$948
-41.1%
2024
$1,510
+59.3%
2025
$1,671
+10.7%
2026
$2,628
+57.3%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $6,280,000 | 2,390 | $2,628 | - |
| Oct 2025 | $4,900,000 | 2,932 | $1,671 | - |
| May 2024 | $5,300,000 | 5,647 | $939 | - |
| Mar 2024 | $6,680,000 | 4,045 | $1,651 | - |
| Mar 2024 | $3,518,000 | 1,815 | $1,939 | - |
| Feb 2023 | $6,300,000 | 6,647 | $948 | - |
| Dec 2022 | $5,250,000 | 3,067 | $1,712 | - |
| Aug 2022 | $5,260,000 | 3,182 | $1,653 | - |
| Jul 2022 | $4,628,000 | 3,168 | $1,461 | - |
| Jun 2021 | $3,250,000 | 2,768 | $1,174 | - |
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More in District 13
The HDB blocks next door
The entry point, measured: what the resale flats around Vaughan Garden actually sell for - this project trades at 2.8× the nearest block’s PSF.