Private property prices per square foot in Upper Paya Lebar
Medium confidence95% CI $1,810–$1,950 per ft²n = 147 caveats
The median private resale price in Upper Paya Lebar (Serangoon, North-East Region) is S$1,890 per square foot (S$20,300 per square metre), from 147 caveats in the 12 months to September 2026. Over the 10 years to 2026 Q3, the HDB median price per square foot here changed by +3.5% a year in cash terms, or +1.5% a year after inflation. HDB resale here runs S$699 per square foot from 64 resales, at a median 4-room price of S$844,444 (on a sample too small to publish as a market rate): a separate register, never combined with the private figures.
Map of 3 private developments in Upper Paya Lebar that recorded a caveat in the last 12 months. Each square is one development, placed at its own coordinate and coloured by median price per square foot. URA permits derived statistics and not the caveats themselves, so a square is a median across a development rather than one sale.
Private prices in Upper Paya Lebar
Median price per ft²
$699
n = 64 resales (12 months)
Median resale price
$828,500
median flat 1,130 ft²
Median lease remaining
62 yrs
of a 99-year lease
8 of 64 resales here crossed $1,000,000 in the last 12 months (12.5%).
How prices are spread in Upper Paya Lebar
Distribution of S$/ft² for 64 resales in Upper Paya Lebar over the last 12 months. They run from $518 to $836. The median is $699/ft² with a 95% CI of $668 to $742 and a middle 60% running $623 to $756. Every one of these sales is listed in the table below.
- p20 $623
- p80 $756
- 95% CI $668–$742
By flat type
Every HDB resale registered here in the last 12 months.
Price by remaining lease
Every HDB flat is a 99-year leasehold, and the resale market prices the shortening tail in.
Too few 4-room resales per lease band (8 per band, over 36 months) to chart lease decay here. Serangoon usually can.
Price by floor
HDB publishes a storey range on every resale.
Too few 4-room resales per storey band (8 per band, over 12 months) to chart a floor premium here.
Buyers: Where does a price sit?
Ranked against 64 resales in Upper Paya Lebar (12 months).
S$828,500 for 1,186 ft² is around the 45th percentile of the 64 resales recorded here.
Sellers: How much is my flat worth?
At the median of S$699 per square foot, over 64 resales (12 months).
A market figure for that size in Upper Paya Lebar, not a valuation of your flat.
S$829,000
middle 60% of resales: S$739,000 to S$897,000 for that size · 64 resales, 12 months
Resales (last 12 months)
64 sales
| Address | Details | |||||
|---|---|---|---|---|---|---|
| Sep 2026 | 424 Serangoon Ctrl | S$1,160,000 | Executive | 62 yrs | $739 | |
| Sep 2026 | 407 Serangoon Ave 1 | S$850,000 | 4-room | 62 yrs | $699 | |
| Sep 2026 | 420 Serangoon Ctrl | S$755,000 | 4-room | 62 yrs | $754 | |
| Sep 2026 | 6 Lor Lew Lian | S$628,000 | 4-room | 51 yrs | $596 | |
| Sep 2026 | 4 Lor Lew Lian | S$420,888 | 3-room | 51 yrs | $611 | |
| Aug 2026 | 403 Serangoon Ave 1 | S$920,000 | 4-room | 61 yrs | $756 | |
| 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 | 415 Serangoon Ctrl | S$835,000 | 4-room | 62 yrs | $825 | |
| Aug 2026 | 5 Lor Lew Lian | S$420,000 | 3-room | 51 yrs | $609 | |
| Aug 2026 | 5 Lor Lew Lian | S$405,000 | 3-room | 51 yrs | $588 | |
| Aug 2026 | 2 Lor Lew Lian | S$390,000 | 3-room | 56 yrs | $566 | |
| Jul 2026 | 424 Serangoon Ctrl | S$1,230,000 | Executive | 62 yrs | $767 | |
| Jul 2026 | 420 Serangoon Ctrl | S$1,030,000 | 5-room | 62 yrs | $791 | |
| Jul 2026 | 420 Serangoon Ctrl | S$930,000 | 5-room | 62 yrs | $714 | |
| Jul 2026 | 422 Serangoon Ctrl | S$925,000 | 5-room | 62 yrs | $710 | |
| Jul 2026 | 412 Serangoon Ctrl | S$845,000 | 5-room | 62 yrs | $648 | |
| Jul 2026 | 419 Serangoon Ctrl | S$822,000 | 4-room | 62 yrs | $727 | |
| Jul 2026 | 401 Serangoon Ave 1 | S$790,000 | 4-room | 62 yrs | $699 | |
| Jul 2026 | 4 Lor Lew Lian | S$480,000 | 3-room | 51 yrs | $611 |
Private prices in Upper Paya Lebar
Median price per ft²
$1,890
95% CI $1,810–$1,950 · n = 147 strata caveats (12 months)
Median price
$1,545,000
n = 147 resale caveats (12 months)
How private prices are spread in Upper Paya Lebar
Distribution of S$/ft² across 147 private resale caveats in Upper Paya Lebar over the last 12 months. They run from $1,020 to $2,580. The median is $1,890/ft² with a 95% interval of $1,810 to $1,950 and a middle 60% running $1,620 to $2,130.
- p20 $1,620
- p80 $2,130
- 95% CI $1,810–$1,950
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 |
|---|---|---|
| Condominiummedian $1,500,000 | $2,030/ft² | n = 79 |
| Apartmentmedian $1,570,000 | $1,710/ft² | n = 68 |
| Terracemedian $3,960,000 | priced on land | n = 22 caveats |
Buyers: Where does a price sit?
Placed on the published percentiles for 147 caveats in Upper Paya Lebar (12 months).
S$1,545,000 for 819 ft² is around the 50th percentile of the 147 caveats recorded here.
Sellers: How much is my home worth?
At the median of S$1,890 per square foot, over 147 caveats (12 months).
A market figure for that size in Upper Paya Lebar, not a valuation of your flat.
S$1,540,000
middle 60% of caveats: S$1,330,000 to S$1,740,000 for that size · 147 caveats, 12 months
Private sales by project in Upper Paya Lebar
3 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.
Public (HDB) rents in Upper Paya Lebar
Approved HDB rentals in the last 12 months, against resale prices for the same flat type.
Gross yield, 4-room
n/a
too few resales
Median rent, 4-room
$3,700/mo
from 58 approved rentals (12 months)
Median resale price, 4-room
$844,444
from 26 resales (12 months)
Gross, before costs; a ratio is dimensionless so it compares with the private yield, but a 99-year lease that cannot be let out in its first five years is not the same asset.
Rent by flat type
Approved HDB rentals in Upper Paya Lebar 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 | too few resales |
| 4-room | $3,700/mo | too few resales |
Private rents in Upper Paya Lebar
Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.
Gross yield range
3.3%–3.3%
across 1 size bands; no band contains this area's median home
Median monthly rent
$3,700/mo
middle 50% $3,100–$4,200 · all sizes, 781 contracts (12 months)
Median resale price
$1,545,000
all sizes, 147 resale caveats (12 months)
Gross, before costs; a ratio is dimensionless so it compares with the HDB yield, but a 99-year HDB lease and a possibly-freehold private unit are not the same asset.
URA’s own median rent per ft² here is $5.60 for 2026 Q2, from 5 projects.
Rent by unit size
Lease contracts lodged with URA in Upper Paya Lebar 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 | $2,550/mo | too few resales |
| 40–50 m² | $3,000/mo | too few resales |
| 50–60 m² | $3,400/mo | too few resales |
| 60–70 m² | $3,800/mo | 3.3% |
| 70–80 m² | $3,800/mo | too few resales |
| 80–90 m² | $4,350/mo | too few resales |
| 90–100 m² | $4,650/mo | too few resales |
| 100–110 m² | $4,800/mo | too few resales |
| 110–120 m² | $4,700/mo | too few lettings and too few resales |
| 120–130 m² | $4,400/mo | too few lettings and too few resales |
| 130–140 m² | $4,550/mo | too few lettings and too few resales |
| 150–160 m² | $5,825/mo | too few lettings and too few resales |
| 160–170 m² | $5,500/mo | too few lettings and too few resales |
| 170–180 m² | $5,500/mo | too few lettings and too few resales |
771 of 781 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 Upper Paya Lebar over the last 12 months.
| Bedrooms | Median monthly rent | Transactions behind the figure |
|---|---|---|
| 1 bedroom | $3,000/mo | n = 239 |
| 2 bedrooms | $3,800/mo | n = 339 |
| 3 bedrooms | $4,800/mo | n = 174 |
752 of 781 contracts are in the rows above. 11 carry no bedroom count and 18 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.
More on Upper Paya Lebar (14 links)
Elsewhere in Serangoon
Head to head
Ranked here
Further reading
Nearby areas
Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).
Cite us
HDB resale registrations to September 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 Upper Paya Lebar", dataset 2026-09, https://indexprop.com/sg/property-prices/neighbourhood/upper-paya-lebar. 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/neighbourhood/upper-paya-lebar">Property prices in Upper Paya Lebar - IndexProp SG</a> (dataset 2026-09). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.
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