Blk 476C Upp Serangoon View
Completed 2014 · 19 storeys · 130 flats · 88 years 09 months remaining · 57 resale transactions on record · median household income in Hougang: $8,500/mo
19 storeys · completed 2014
What the record shows
A 5-room here sold for $960,000 in Jul 2026. The same flat type in this block averaged $728,750 in 2020 - a gain of $231,250 - about $106 a day while the owner slept.
In this block, 4-room flats from floor 13 up have sold for a median of $685,000 - $33,000 less than floors 6 and below, same flat type, same block.
This block crosses 60 years remaining in 2055 - the line where CPF usage rules begin tightening for buyers. In Hougang over the last two years, flats below that line sold at a median 10% below their younger neighbours' PSF (818 sales).
A 5-room on Upp Serangoon View has already fetched $992,000 - 99% of the way to a million-dollar flat.
Across Hougang, roughly 285 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Hougang median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $3,450/mo | $3,300–$3,700 | $3,200/mo | - | 6 |
| 5-ROOM | $3,700/mo | $3,700–$3,700 | $3,500/mo | - | 2 |
Price trend
median PSF by year · ━ this block · ╌ Hougang · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 40 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | 16 to 18 | 112 | $960,000 | $796 | 88y 09m |
| Jul 2026 | 4 ROOM | 10 to 12 | 92 | $786,888 | $795 | 88y 08m |
| Jul 2026 | 4 ROOM | 10 to 12 | 95 | $828,000 | $810 | 88y 09m |
| Mar 2026 | 5 ROOM | 13 to 15 | 115 | $980,000 | $792 | 89y 01m |
| Nov 2025 | 4 ROOM | 10 to 12 | 95 | $838,000 | $820 | 89y 05m |
| Oct 2025 | 4 ROOM | 07 to 09 | 92 | $770,888 | $778 | 89y 06m |
| Sept 2025 | 4 ROOM | 13 to 15 | 95 | $802,000 | $784 | 89y 06m |
| Jul 2025 | 4 ROOM | 16 to 18 | 92 | $758,000 | $765 | 89y 08m |
| Jun 2025 | 4 ROOM | 04 to 06 | 92 | $730,000 | $737 | 89y 10m |
| Jun 2025 | 4 ROOM | 13 to 15 | 92 | $740,000 | $747 | 89y 10m |
| Apr 2025 | 4 ROOM | 16 to 18 | 92 | $700,000 | $707 | 89y 11m |
| Jan 2025 | 4 ROOM | 01 to 03 | 92 | $691,000 | $698 | 90y 03m |
| Dec 2024 | 5 ROOM | 10 to 12 | 115 | $940,000 | $759 | 90y 05m |
| Nov 2024 | 4 ROOM | 04 to 06 | 92 | $728,000 | $735 | 90y 05m |
| Sept 2024 | 4 ROOM | 13 to 15 | 92 | $680,000 | $687 | 90y 07m |
| Jul 2024 | 4 ROOM | 04 to 06 | 92 | $708,000 | $715 | 90y 09m |
| May 2024 | 4 ROOM | 10 to 12 | 92 | $720,888 | $728 | 90y 11m |
| Mar 2024 | 5 ROOM | 04 to 06 | 115 | $856,888 | $692 | 91y 01m |
| Mar 2024 | 5 ROOM | 07 to 09 | 115 | $878,000 | $709 | 91y 01m |
| Mar 2024 | 4 ROOM | 07 to 09 | 95 | $721,000 | $705 | 91y 01m |
| Feb 2024 | 4 ROOM | 07 to 09 | 92 | $660,000 | $666 | 91y 02m |
| Jan 2024 | 4 ROOM | 07 to 09 | 92 | $705,000 | $712 | 91y 03m |
| Oct 2023 | 4 ROOM | 07 to 09 | 92 | $715,000 | $722 | 91y 05m |
| Oct 2023 | 4 ROOM | 13 to 15 | 92 | $685,000 | $692 | 91y 06m |
| Sept 2023 | 5 ROOM | 10 to 12 | 112 | $855,000 | $709 | 91y 06m |
| Apr 2023 | 4 ROOM | 07 to 09 | 92 | $626,000 | $632 | 91y 11m |
| Jan 2023 | 4 ROOM | 13 to 15 | 92 | $682,000 | $689 | 92y 03m |
| Jan 2023 | 4 ROOM | 07 to 09 | 92 | $600,000 | $606 | 92y 03m |
| Jan 2023 | 4 ROOM | 16 to 18 | 92 | $685,000 | $692 | 92y 03m |
| Jan 2023 | 5 ROOM | 13 to 15 | 112 | $820,000 | $680 | 92y 02m |
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
4-room median $40k above this block · 7 vs 13 sales
4-room median $20k above this block · 5 vs 13 sales
4-room median $57k above this block · 6 vs 13 sales
4-room median $60k above this block · 3 vs 13 sales
4-room median $37k above this block · 4 vs 13 sales
4-room median $80k below this block · 9 vs 13 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.