Is Serangoon one market?

Inside Serangoon the median ranges from S$603 per square foot in Serangoon Garden to S$733 in Serangoon Central, a difference of 22%.

How have HDB prices in Serangoon changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Serangoon changed by +4.0% a year, from $442 to $648.

Does remaining lease affect HDB prices in Serangoon?

In Serangoon, 4-room flats with 70-79 years of lease remaining resell at $590 per square foot against $644 for those with 50-59 years, a difference of −8%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Serangoon

$1,780median private resale per ft², 449 caveats (12 months)

High confidence95% CI $1,750–$1,830 per ft²n = 449 caveats

The median private resale price in Serangoon (North-East Region) is S$1,780 per square foot (S$19,200 per square metre), from 449 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.0% a year in cash terms, or +2.0% a year after inflation. HDB resale here runs S$655 per square foot from 375 resales, at a median 4-room price of S$660,000: a separate register, never combined with the private figures.

Private prices in Serangoon

Median price per ft²

$655

n = 375 resales

Median resale price

$660,000

median flat 1,033 ft²

Median lease remaining

59 yrs

of a 99-year lease

40 of 375 resales here crossed $1,000,000 in the last 12 months (10.7%).

How prices are spread in Serangoon

p20 $590
p80 $749
95% CI $642–$669

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
3-roommedian $468,944 · 689 ft²	$660/ft²	n = 98
4-roommedian $660,000 · 1,023 ft²	$650/ft²	n = 175
5-roommedian $831,500 · 1,302 ft²	$634/ft²	n = 62
Executivemedian $1,081,888 · 1,582 ft²	$703/ft²	n = 40

Price by remaining lease, 4-room

Serangoon, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
50-59 yearsmedian $630,000	$644/ft²	n = 221
60-69 yearsmedian $639,444	$632/ft²	n = 298
70-79 yearsmedian $638,000	$590/ft²	n = 55

Price by floor, 4-room

Serangoon, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$617/ft²	n = 38
Floors 4 to 6	$631/ft²	n = 53
Floors 7 to 9	$674/ft²	n = 36
Floors 10 to 12	$733/ft²	n = 35
Floors 13 to 15	$665/ft²	n = 12

Buyers: Where does a price sit?

Ranked against 375 resales in Serangoon (12 months).

Resale price

Floor area in ft²

S$660,000 for 1,008 ft² is around the 50th percentile of the 375 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$655 per square foot, over 375 resales (12 months).

A market figure for that size in Serangoon, not a valuation of your flat.

Floor area in ft²

S$660,000

middle 60% of resales: S$595,000 to S$755,000 for that size · 375 resales, 12 months

Resales (last 12 months)

375 sales

Resales in Serangoon, last 12 months
	Address
Aug 2026	321 Serangoon Ave 2	S$1,200,000	Executive	58 yrs	$764
Aug 2026	234a Serangoon Ave 2	S$1,168,888	Executive	71 yrs	$776
Aug 2026	319 Serangoon Ave 2	S$1,128,000	Executive	58 yrs	$718
Aug 2026	142 Serangoon Nth Ave 1	S$938,000	Executive	59 yrs	$573
Aug 2026	403 Serangoon Ave 1	S$920,000	4-room	61 yrs	$756
Aug 2026	507 Serangoon Nth Ave 4	S$920,000	5-room	70 yrs	$706
Aug 2026	407 Serangoon Ave 1	S$895,000	4-room	62 yrs	$800
Aug 2026	416 Serangoon Ctrl	S$868,000	4-room	62 yrs	$768
Aug 2026	240 Serangoon Ave 2	S$845,000	4-room	58 yrs	$748
Aug 2026	415 Serangoon Ctrl	S$835,000	4-room	62 yrs	$825
Aug 2026	505 Serangoon Nth Ave 4	S$810,000	5-room	65 yrs	$607
Aug 2026	548 Serangoon Nth Ave 3	S$800,000	5-room	71 yrs	$620
Aug 2026	114 Serangoon Nth Ave 1	S$700,000	5-room	59 yrs	$538
Aug 2026	242 Serangoon Ave 3	S$700,000	4-room	59 yrs	$774
Aug 2026	114 Serangoon Nth Ave 1	S$685,000	5-room	59 yrs	$526
Aug 2026	211 Serangoon Ave 4	S$673,000	4-room	58 yrs	$673
Aug 2026	511 Serangoon Nth Ave 4	S$670,000	4-room	70 yrs	$622
Aug 2026	233 Serangoon Ave 3	S$660,000	4-room	58 yrs	$730
Aug 2026	309 Serangoon Ave 2	S$656,500	4-room	58 yrs	$670
Aug 2026	523 Serangoon Nth Ave 4	S$653,000	4-room	65 yrs	$583

Median price per ft²

$1,780

95% CI $1,750–$1,830 · n = 449 strata caveats (12 months)

Median price

$1,520,000

n = 449 resale caveats (12 months)

How private prices are spread in Serangoon

p20 $1,560
p80 $1,990
95% CI $1,750–$1,830

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Apartmentmedian $1,445,000	$1,800/ft²	n = 252of 253 caveats
Condominiummedian $1,650,000	$1,760/ft²	n = 197
Terracemedian $4,650,000	priced on land	n = 193 caveats
Semi-detachedmedian $6,180,000	priced on land	n = 121 caveats
Detachedmedian $9,480,000	priced on land	n = 39 caveats
Strata Terracemedian $3,337,500	$1,200/ft²	n = 28

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
Resalemedian $1,520,000	$1,780/ft²	n = 449
New Salemedian $3,237,300	$2,680/ft²	n = 112

Buyers: Where does a price sit?

Placed on the published percentiles for 449 caveats in Serangoon (12 months).

Price

Floor area in ft²

S$1,520,000 for 852 ft² is around the 51st percentile of the 449 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,780 per square foot, over 449 caveats (12 months).

A market figure for that size in Serangoon, not a valuation of your flat.

Floor area in ft²

S$1,520,000

middle 60% of caveats: S$1,330,000 to S$1,700,000 for that size · 449 caveats, 12 months

Private sales by project in Serangoon

17 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Serangoon, last 12 months
	Tenure				New sale S$/ft²
Goldenhill Park CondominiumMei Hwan Drive	Freehold	10	$3,350,000	$2,370	no launch
Forest WoodsLorong Lew Lian	99 yrs lease commencing from 2016	23	$2,000,000	$2,110	no launch
Botanique At BartleyUpper Paya Lebar Road	99 yrs lease commencing from 2014	51	$1,365,000	$2,000	no launch
The ScalaSerangoon Avenue 3	99 yrs lease commencing from 2010	17	$1,800,000	$1,990	no launch
The Garden ResidencesSerangoon North View	99 yrs lease commencing from 2017	44	$1,411,000	$1,890	no launch
Bartley ResidencesLorong How Sun	99 yrs lease commencing from 2011	30	$1,752,500	$1,850	no launch
Affinity At SerangoonSerangoon North Avenue 1	99 yrs lease commencing from 2018	87	$1,410,000	$1,840	no launch
Casa CambioLim Tua Tow Road	Freehold	10	$859,000	$1,740	no launch
SungladeSerangoon Avenue 2	99 yrs lease commencing from 2000	14	$1,890,000	$1,650	no launch
The SpringbloomSerangoon Avenue 3	99 yrs lease commencing from 1995	10	$2,240,000	$1,610	no launch
The GreenwichSeletar Road	99 yrs lease commencing from 2009	16	$1,170,000	$1,350	no launch
Seletar Park ResidenceSeletar Road	99 yrs lease commencing from 2011	13	$1,310,000	$1,320	no launch
Chuan ParkLorong Chuan	99 yrs lease commencing from 2024	112	n/a	launches only	$2,680n = 112
Luxus HillsSeletar Green Walk	999 yrs lease commencing from 1879	19	$4,910,000	priced on land	no launch
Mimosa TerraceMimosa Road	Freehold	10	$4,460,000	priced on land	no launch
Seletar Hills EstateJalan Antoi	999 yrs lease commencing from 1879	37	$5,480,000	priced on land	no launch
Serangoon Garden EstateAlnwick Road	999 yrs lease commencing from 1956	97	$6,302,500	priced on land	no launch

Public (HDB) rents in Serangoon

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

6.2%

on 60 years of lease remaining

Median rent, 4-room

$3,400/mo

from 365 approved rentals (12 months)

Median resale price, 4-room

$660,000

from 175 resales (12 months)

Rent by flat type

Approved HDB rentals in Serangoon over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
3-room	$2,800/mo	7.2%
4-room	$3,400/mo	6.2%
5-room	$3,600/mo	5.2%
Executive	$3,800/mo	4.2%

Private rents in Serangoon

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield, 80–90 m²

3.0%

the band this area's median private home falls in, from 197 lettings and 64 resales

Median rent, 80–90 m²

$4,300/mo

from 197 lease contracts (12 months)

Median resale price, 80–90 m²

$1,690,084

from 64 resale caveats (12 months)

URA’s own median rent per ft² here is $5.03 for 2026 Q2, from 18 projects.

Rent by unit size

Lease contracts lodged with URA in Serangoon over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
30–40 m²	$2,600/mo	too few resales
40–50 m²	$2,925/mo	4.1%
50–60 m²	$3,050/mo	4.0%
60–70 m²	$3,700/mo	3.4%
70–80 m²	$3,900/mo	3.1%
80–90 m²	$4,300/mo	3.0%
90–100 m²	$4,500/mo	too few resales
100–110 m²	$4,700/mo	2.8%
110–120 m²	$5,000/mo	too few resales
120–130 m²	$5,050/mo	too few resales
130–140 m²	$5,000/mo	too few resales
140–150 m²	$5,600/mo	too few resales
150–160 m²	$5,350/mo	too few resales
160–170 m²	$4,900/mo	too few resales
170–180 m²	$5,400/mo	too few lettings and too few resales
180–190 m²	$5,800/mo	too few lettings and too few resales
200–210 m²	$6,400/mo	too few lettings and too few resales

2,290 of 2,305 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Serangoon over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$2,900/mo	n = 739
2 bedrooms	$3,700/mo	n = 788
3 bedrooms	$5,000/mo	n = 610
4 bedrooms	$6,100/mo	n = 74

2,211 of 2,305 contracts are in the rows above. 92 carry no bedroom count and 2 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

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Plain text

IndexProp SG, "Property prices in Serangoon", dataset 2026-08, https://indexprop.com/sg/property-prices/district/serangoon. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/district/serangoon">Property prices in Serangoon - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

The statistics behind this page are also served as JSON: /sg/data/districts/serangoon.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Serangoon

Median price per ft²The middle resale price per square foot of 375 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in SerangoonEvery resale in Serangoon over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 375 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Serangoon, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Serangoon

Median price per ft²

Median price

How private prices are spread in SerangoonEvery private resale caveat in Serangoon over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

By sale typeA resale is one owner selling to another, and it is the headline above. A new sale is a developer’s launch price list, which runs 41 to 42 per cent above resale per square foot in every market segment. A sub sale is a resale before completion. Three rows, never averaged into one.

Sellers: How much is my home worth? Floor area × the median price per square foot in Serangoon, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Serangoon

Public (HDB) rents in SerangoonHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in SerangoonURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Serangoon

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Serangoon

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in Serangoon

Private rents in Serangoon

Rent by unit size

Rent by bedrooms

Nearby areas