Blk 477B Upp Serangoon View
Completed 2015 · 19 storeys · 140 flats · 88 years 10 months remaining · 64 resale transactions on record · median household income in Hougang: $8,500/mo
19 storeys · completed 2015
What the record shows
A 4-room here sold for $815,000 in Jun 2026. The same flat type in this block averaged $598,393 in 2020 - a gain of $216,607 - about $99 a day while the owner slept.
In this block, 5-room flats from floor 13 up have sold for a median of $876,000 - $76,000 more 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 | $3,400/mo | $3,400–$3,400 | $3,200/mo | - | 1 |
| 5-ROOM | $4,000/mo | $3,900–$4,100 | $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 · 37 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | 10 to 12 | 95 | $815,000 | $797 | 88y 10m |
| Jun 2026 | 4 ROOM | 16 to 18 | 95 | $848,888 | $830 | 88y 09m |
| Jan 2026 | 5 ROOM | 01 to 03 | 115 | $918,000 | $742 | 89y 04m |
| Jan 2026 | 5 ROOM | 13 to 15 | 112 | $925,000 | $767 | 89y 03m |
| Oct 2025 | 5 ROOM | 10 to 12 | 112 | $898,888 | $746 | 89y 05m |
| Aug 2025 | 4 ROOM | 16 to 18 | 95 | $813,888 | $796 | 89y 07m |
| Apr 2025 | 5 ROOM | 01 to 03 | 112 | $800,000 | $664 | 90y |
| Dec 2024 | 4 ROOM | 07 to 09 | 95 | $780,888 | $764 | 90y 04m |
| Nov 2024 | 5 ROOM | 01 to 03 | 112 | $765,000 | $635 | 90y 07m |
| Sept 2024 | 4 ROOM | 04 to 06 | 92 | $650,888 | $657 | 90y 07m |
| Jul 2024 | 5 ROOM | 04 to 06 | 112 | $860,000 | $713 | 90y 08m |
| Jul 2024 | 4 ROOM | 07 to 09 | 95 | $735,000 | $719 | 90y 09m |
| Dec 2023 | 5 ROOM | 13 to 15 | 112 | $872,000 | $723 | 91y 03m |
| Oct 2023 | 5 ROOM | 04 to 06 | 115 | $828,000 | $669 | 91y 05m |
| Sept 2023 | 5 ROOM | 01 to 03 | 112 | $780,000 | $647 | 91y 07m |
| Jul 2023 | 5 ROOM | 16 to 18 | 112 | $882,000 | $732 | 91y 09m |
| May 2023 | 5 ROOM | 10 to 12 | 115 | $860,000 | $695 | 91y 11m |
| Dec 2022 | 5 ROOM | 16 to 18 | 115 | $880,000 | $711 | 92y 05m |
| Nov 2022 | 5 ROOM | 13 to 15 | 112 | $840,000 | $697 | 92y 06m |
| Aug 2022 | 5 ROOM | 07 to 09 | 115 | $870,000 | $703 | 92y 08m |
| Jul 2022 | 5 ROOM | 01 to 03 | 115 | $780,000 | $630 | 92y 08m |
| Jul 2022 | 5 ROOM | 13 to 15 | 115 | $868,000 | $701 | 92y 09m |
| Jul 2022 | 4 ROOM | 13 to 15 | 95 | $675,000 | $660 | 92y 08m |
| Jun 2022 | 4 ROOM | 04 to 06 | 95 | $608,000 | $595 | 92y 10m |
| May 2022 | 4 ROOM | 19 to 21 | 92 | $600,000 | $606 | 92y 11m |
| Apr 2022 | 4 ROOM | 13 to 15 | 95 | $672,888 | $658 | 92y 11m |
| Apr 2022 | 4 ROOM | 10 to 12 | 92 | $610,000 | $616 | 92y 11m |
| Feb 2022 | 4 ROOM | 10 to 12 | 95 | $660,000 | $645 | 93y 01m |
| Jan 2022 | 4 ROOM | 19 to 21 | 95 | $676,000 | $661 | 93y 03m |
| Dec 2021 | 4 ROOM | 16 to 18 | 95 | $668,000 | $653 | 93y 04m |
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 $20k below this block · 4 vs 6 sales
4-room median $17k below this block · 7 vs 6 sales
4-room median $57k below this block · 13 vs 6 sales
4-room median $37k below this block · 5 vs 6 sales
4-room median within $5k of this block
4-room median $127k below this block · 16 vs 6 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.