District 19 · Serangoon · OCR
Vibes@Upper Serangoon
Upper Serangoon Road · Apartment · Freehold
Current PSF
$1,588
+2.6% vs district median
Gross yield
4.3%
median rent $2,650/mo
3-year gain
7.3%
Transactions · 5y
18
4 in last 12 months
Nearest MRT
Serangoon Mrt Station · 610.038m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+142% 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
12%
PSF dispersion within project
The neighbourhood
P1 ring
Yangzheng Primary School 554m · Phase 2C 2.1× balloted · Maris Stella High School (Primary) 817m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Zhonghua Secondary School · 445m
Food
Woodleigh Village Hawker Centre · 563m
Green
Jln Riang Pg · 500m - 8 parks within 1km
Mall
The Woodleigh Mall · 675m
Health
Singhealth Polyclinics (Serangoon Polyclinic) (polyclinic) · 730m
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
$1,401
2022
$1,272
-9.2%
2023
$1,480
+16.4%
2025
$1,696
+14.6%
2026
$1,588
-6.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,550/mo | $5.67 | 4.3% | 96 |
| 2BR | $3,100/mo | $3.65 | 2.8% | 18 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,048,000 | 850 | $1,232 | 01-05 |
| Apr 2026 | $760,000 | 441 | $1,722 | 01-05 |
| Apr 2026 | $750,000 | 441 | $1,699 | 01-05 |
| Mar 2026 | $750,000 | 441 | $1,699 | 01-05 |
| Jul 2025 | $685,000 | 409 | $1,675 | 01-05 |
| Jul 2025 | $665,000 | 388 | $1,716 | 01-05 |
| Dec 2023 | $1,060,000 | 883 | $1,201 | 01-05 |
| May 2023 | $680,000 | 431 | $1,579 | 01-05 |
| May 2023 | $660,000 | 398 | $1,657 | 01-05 |
| Feb 2023 | $655,000 | 441 | $1,484 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Vibes@Upper Serangoon actually sell for - this project trades at 2.2× the nearest block’s PSF.