District 28 · Serangoon · OCR
Villa Begonia
Begonia Lane · Terrace · 99 yrs lease commencing from 1994
Current PSF
$1,443
-4.7% vs district median
Gross yield
-
median rent $8,000/mo
3-year gain
4.3%
Transactions · 5y
8
1 in last 12 months
Nearest MRT
Yio Chu Kang Mrt Station · 1,947.929m
NSL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential37 / 100
32 years old · composite of plot use, age, tenure, value gap & size
Lease decay67 years left
worth 84.2%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
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
16%
PSF dispersion within project
The neighbourhood
Secondary
Anderson Secondary School · 1.7km
Food
Ang Mo Kio Ave 10 Blk 527 (Cheng San Market And Cooked Food Centre) · 1.7km
Green
Begonia Rd Pg · 270m - 18 parks within 1km
Mall
The Seletar Mall · 1.7km
Health
Ang Mo Kio Polyclinic (polyclinic) · 2.2km
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
$940
2022
$1,158
+23.2%
2023
$1,384
+19.5%
2025
$1,295
-6.4%
Recent transactions URA, latest 9
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Dec 2025 | $3,300,000 | 2,287 | $1,443 | - |
| Apr 2025 | $2,900,000 | 2,530 | $1,146 | - |
| Oct 2023 | $2,980,000 | 2,153 | $1,384 | - |
| Dec 2022 | $2,900,000 | 2,287 | $1,268 | - |
| Sept 2022 | $2,680,000 | 2,259 | $1,186 | - |
| Apr 2022 | $2,630,000 | 2,578 | $1,020 | - |
| Dec 2021 | $2,160,000 | 1,763 | $1,225 | - |
| Jul 2021 | $3,350,000 | 5,061 | $662 | - |
| Apr 2021 | $2,360,000 | 2,527 | $934 | - |
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