PSF moved 3.6% in a single month — downward pressure in Serangoon is real, not statistical noise.
Volume cooled noticeably in Serangoon in August 2026, with 39 resale transactions compared to 46 in July. Month-on-month, the town median PSF softened 3.6% to $646 — giving buyers a softer entry point. The town sits above the regional median of $636 psf (+1.6%).
Verified as of 30 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Serangoon median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Serangoon |
|---|---|---|
| Serangoon | $646 | — |
| North-East Region | $636 | -1.6% |
| Island Wide | $601 | -7.0% |
Serangoon ranks #2 of 5 North-East region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Lor Lew Lian | 2 transactions | $599 |
| Serangoon Ave 3 | 2 transactions | $711 |
| Serangoon Nth Ave 1 | 2 transactions | $587 |
| Serangoon Nth Ave 1 | 2 transactions | $532 |
| Lor Lew Lian | 1 transaction | $566 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 39 | $575,000 | $653,000 | $822,500 | $646 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 9 | $420,000 | $480,000 | $515,000 | $646 |
| 4-Room | 21 | $615,000 | $653,000 | $700,000 | $653 |
| 5-Room | 5 | $700,000 | $800,000 | $810,000 | $607 |
| Executive | 4 | $1,080,500 | $1,148,444 | $1,176,666 | $741 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $646 median PSF represents a 3.6% dip against July's $670. Transaction count fell 15% from 46 to 39. If you're a buyer, this is a reasonable window to negotiate.
Lor Lew Lian led with 2 transactions (5% of all town resale) at a median $599 psf — 7% below the town median. Serangoon Ave 3 followed with 2 transactions.
4-Room flats led resale activity in August 2026, accounting for 21 of 39 transactions (54%) at a median $653 psf. That flat type's PSF moved 2.7% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 321 Serangoon Ave 2 | Executive | 01 TO 03 | 1,572 | $1,200,000 | $764 | 58 years 05 months |
| 234A Serangoon Ave 2 | Executive | 01 TO 03 | 1,507 | $1,168,888 | $776 | 70 years 11 months |
| 319 Serangoon Ave 2 | Executive | 04 TO 06 | 1,572 | $1,128,000 | $718 | 58 years 04 months |
| 142 Serangoon Nth Ave 1 | Executive | 01 TO 03 | 1,636 | $938,000 | $573 | 59 years 04 months |
| 403 Serangoon Ave 1 | 4-Room | 07 TO 09 | 1,216 | $920,000 | $756 | 61 years 05 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 206 Serangoon Ctrl | 3-Room | 10 TO 12 | 689 | $563,888 | $819 | 58 years 05 months |
| 241 Serangoon Ave 3 | 3-Room | 07 TO 09 | 689 | $530,000 | $769 | 58 years 04 months |
| 201 Serangoon Ctrl | 3-Room | 04 TO 06 | 689 | $515,000 | $748 | 58 years 04 months |
| 207 Serangoon Ctrl | 3-Room | 04 TO 06 | 689 | $482,000 | $700 | 58 years 09 months |
| 303 Serangoon Ave 2 | 3-Room | 04 TO 06 | 743 | $480,000 | $646 | 57 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 403 Serangoon Ave 1 | 4-Room | 07 TO 09 | 1,216 | $920,000 | $756 | 61 years 05 months |
| 407 Serangoon Ave 1 | 4-Room | 10 TO 12 | 1,119 | $895,000 | $800 | 61 years 08 months |
| 416 Serangoon Ctrl | 4-Room | 07 TO 09 | 1,130 | $868,000 | $768 | 61 years 09 months |
| 240 Serangoon Ave 2 | 4-Room | 10 TO 12 | 1,130 | $845,000 | $748 | 57 years 11 months |
| 415 Serangoon Ctrl | 4-Room | 04 TO 06 | 1,012 | $835,000 | $825 | 61 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 507 Serangoon Nth Ave 4 | 5-Room | 07 TO 09 | 1,302 | $920,000 | $706 | 69 years 10 months |
| 505 Serangoon Nth Ave 4 | 5-Room | 10 TO 12 | 1,335 | $810,000 | $607 | 65 years 03 months |
| 548 Serangoon Nth Ave 3 | 5-Room | 07 TO 09 | 1,292 | $800,000 | $619 | 70 years 06 months |
| 114 Serangoon Nth Ave 1 | 5-Room | 04 TO 06 | 1,302 | $700,000 | $537 | 58 years 07 months |
| 114 Serangoon Nth Ave 1 | 5-Room | 01 TO 03 | 1,302 | $685,000 | $526 | 58 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 321 Serangoon Ave 2 | Executive | 01 TO 03 | 1,572 | $1,200,000 | $764 | 58 years 05 months |
| 234A Serangoon Ave 2 | Executive | 01 TO 03 | 1,507 | $1,168,888 | $776 | 70 years 11 months |
| 319 Serangoon Ave 2 | Executive | 04 TO 06 | 1,572 | $1,128,000 | $718 | 58 years 04 months |
| 142 Serangoon Nth Ave 1 | Executive | 01 TO 03 | 1,636 | $938,000 | $573 | 59 years 04 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
3-Room flats in Serangoon show a real lease-decay gap — units with 60-69 years remaining trade at $726 psf against $646 psf for the under-60 band, a 11% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | Last transacted: Aug 2025 · $612 psf | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 812-mo avg · 8 transactions | $504,000 | $726 |
| under-60 years | 9 | $480,000 | $646 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 2112-mo avg · 21 transactions | $658,000 | $611 |
| 60-69 years | 9 | $670,000 | $622 |
| under-60 years | 12 | $625,000 | $661 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 1712-mo avg · 17 transactions | $840,000 | $645 |
| 60-69 years | 3012-mo avg · 30 transactions | $821,500 | $626 |
| under-60 years | 1412-mo avg · 14 transactions | $834,000 | $638 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 812-mo avg · 8 transactions | $1,106,444 | $732 |
| 60-69 years | 2112-mo avg · 21 transactions | $1,050,000 | $662 |
| under-60 years | 1112-mo avg · 11 transactions | $1,128,000 | $718 |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Last leased: Jun 2026 · $2,400/mo
Rents holding steady (+1.8% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 2 | 2 | $2,600/mo |
| Lor Lew Lian | 1 | $3,000/mo |
| Serangoon Ave 2 | 1 | $2,700/mo |
Rents softening (-5.7% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 3 | 2 | $3,300/mo |
| Serangoon Ctrl | 2 | $3,550/mo |
| Serangoon Nth Ave 1 | 2 | $3,100/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 3 | 1 | $3,600/mo |
| Serangoon Ctrl | 1 | $3,400/mo |
| Serangoon Ctrl Dr | 1 | $3,800/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
Serangoon saw both prices and volume ease in August 2026 — the kind of double softening that creates real negotiating room. Not a distressed signal, but sellers who priced optimistically may need to recalibrate. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 11% 3-Room lease-decay spread between the 60-69 and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Last transacted: Aug 2025 · $290,000 ($612 psf)
Flat (-0.8% MoM) — anchor to recent comparables.
Rental steady, +1.8% MoM (21 leases last month). Currently +1.6% vs the region median.
Get a Free ValuationSoftening (-2.7% MoM) — buyers may push back on this flat type.
Rental softening, -5.7% MoM — price with that in mind (27 leases last month). Currently +2.6% vs the region median.
Get a Free ValuationSoftening (-7.9% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (7 leases last month). Currently -4.6% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
56 leases over the trailing 12 months (12-mo avg · 56 leases) — this month's count is too thin for a MoM read. Currently +10.6% vs the region median.
Get a Free ValuationLast leased: Jun 2026 · $2,400/mo
Rents holding steady (+1.8% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 2 | 2 | $2,600/mo |
| Lor Lew Lian | 1 | $3,000/mo |
| Serangoon Ave 2 | 1 | $2,700/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-5.7% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 3 | 2 | $3,300/mo |
| Serangoon Ctrl | 2 | $3,550/mo |
| Serangoon Nth Ave 1 | 2 | $3,100/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 3 | 1 | $3,600/mo |
| Serangoon Ctrl | 1 | $3,400/mo |
| Serangoon Ctrl Dr | 1 | $3,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 56 leases
Low/High = P25–P75 rent range this month.
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