Serangoon is trading about 5% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Serangoon in July 2026, with 46 resale transactions compared to 36 in June. Month-on-month, the town median PSF edged up 7.5% to $670 — a constructive signal for sellers. The town sits above the regional median of $637 psf (+5.2%).
Verified as of 23 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 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 | $670 | — |
| North-East Region | $637 | -5.0% |
| Island Wide | $594 | -11.4% |
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 |
|---|---|---|
| Serangoon Ave 3 | 2 transactions | $752 |
| Serangoon Ctrl | 2 transactions | $667 |
| Serangoon Ctrl | 2 transactions | $752 |
| Serangoon Nth Ave 4 | 2 transactions | $673 |
| Serangoon Ave 2 | 1 transaction | $712 |
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 | 46 | $574,500 | $711,500 | $856,750 | $670 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 9 | $460,000 | $470,000 | $490,000 | $652 |
| 4-Room | 20 | $626,972 | $679,444 | $715,000 | $670 |
| 5-Room | 11 | $822,500 | $858,000 | $927,444 | $659 |
| Executive | 6 | $1,047,500 | $1,115,000 | $1,205,000 | $707 |
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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $670 median PSF represents a 7.5% gain against June's $624. Transaction count rose 28% from 36 to 46. If you're a seller, this month's data supports holding asking price.
Serangoon Ave 3 led with 2 transactions (4% of all town resale) at a median $752 psf — 12% above the town median. Serangoon Ctrl followed with 2 transactions.
4-Room flats led resale activity in July 2026, accounting for 20 of 46 transactions (43%) at a median $670 psf. That flat type's PSF moved 7.6% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 232A Serangoon Ave 2 | Executive | 10 TO 12 | 1,507 | $1,270,000 | $843 | 71 years |
| 424 Serangoon Ctrl | Executive | 10 TO 12 | 1,604 | $1,230,000 | $767 | 61 years 09 months |
| 506A Serangoon Nth Ave 4 | Executive | 13 TO 15 | 1,572 | $1,130,000 | $719 | 65 years 04 months |
| 520 Serangoon Nth Ave 4 | Executive | 07 TO 09 | 1,582 | $1,100,000 | $695 | 65 years 05 months |
| 420 Serangoon Ctrl | 5-Room | 10 TO 12 | 1,302 | $1,030,000 | $791 | 62 years 05 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 314 Serangoon Ave 2 | 3-Room | 04 TO 06 | 721 | $520,000 | $721 | 57 years 08 months |
| 305 Serangoon Ave 2 | 3-Room | 10 TO 12 | 743 | $505,000 | $680 | 57 years 10 months |
| 221 Serangoon Ave 4 | 3-Room | 10 TO 12 | 721 | $490,000 | $679 | 57 years 05 months |
| 4 Lor Lew Lian | 3-Room | 13 TO 15 | 786 | $480,000 | $611 | 50 years 10 months |
| 230 Serangoon Ave 4 | 3-Room | 04 TO 06 | 721 | $470,000 | $652 | 57 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 419 Serangoon Ctrl | 4-Room | 04 TO 06 | 1,130 | $822,000 | $727 | 61 years 11 months |
| 401 Serangoon Ave 1 | 4-Room | 01 TO 03 | 1,130 | $790,000 | $699 | 61 years 08 months |
| 236 Serangoon Ave 3 | 4-Room | 07 TO 09 | 1,130 | $780,000 | $690 | 58 years |
| 333 Serangoon Ave 3 | 4-Room | 10 TO 12 | 904 | $738,888 | $817 | 59 years 01 month |
| 242 Serangoon Ave 3 | 4-Room | 10 TO 12 | 904 | $715,000 | $791 | 58 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 420 Serangoon Ctrl | 5-Room | 10 TO 12 | 1,302 | $1,030,000 | $791 | 62 years 05 months |
| 420 Serangoon Ctrl | 5-Room | 01 TO 03 | 1,302 | $930,000 | $714 | 62 years 05 months |
| 242 Serangoon Ave 3 | 5-Room | 07 TO 09 | 1,302 | $929,888 | $714 | 58 years 11 months |
| 422 Serangoon Ctrl | 5-Room | 01 TO 03 | 1,302 | $925,000 | $710 | 61 years 09 months |
| 205 Serangoon Ctrl | 5-Room | 07 TO 09 | 1,313 | $925,000 | $704 | 59 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 232A Serangoon Ave 2 | Executive | 10 TO 12 | 1,507 | $1,270,000 | $843 | 71 years |
| 424 Serangoon Ctrl | Executive | 10 TO 12 | 1,604 | $1,230,000 | $767 | 61 years 09 months |
| 506A Serangoon Nth Ave 4 | Executive | 13 TO 15 | 1,572 | $1,130,000 | $719 | 65 years 04 months |
| 520 Serangoon Nth Ave 4 | Executive | 07 TO 09 | 1,582 | $1,100,000 | $695 | 65 years 05 months |
| 520 Serangoon Nth Ave 4 | Executive | 04 TO 06 | 1,582 | $1,030,000 | $651 | 65 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.
4-Room flats in Serangoon show a real lease-decay gap — units with under-60 years remaining trade at $715 psf against $611 psf for the 70-79 band, a 14% 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 | 1 | 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 | $470,000 | $652 |
| 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 | 2212-mo avg · 22 transactions | $659,000 | $611 |
| 60-69 years | 6 | $696,944 | $635 |
| under-60 years | 12 | $680,000 | $715 |
| 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 | 1912-mo avg · 19 transactions | $853,000 | $655 |
| 60-69 years | 6 | $885,000 | $680 |
| under-60 years | 1312-mo avg · 13 transactions | $858,000 | $659 |
| 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 | 712-mo avg · 7 transactions | $1,082,888 | $719 |
| 60-69 years | 5 | $1,100,000 | $695 |
| under-60 years | 912-mo avg · 9 transactions | $1,050,000 | $668 |
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: Jan 2026 · $1,500/mo
Rents softening (-6.8% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ctrl | 3 | $3,400/mo |
| Lor Lew Lian | 2 | $2,800/mo |
| Lor Lew Lian | 2 | $2,650/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ctrl | 2 | $3,500/mo |
| Serangoon Nth Ave 1 | 2 | $3,100/mo |
| Lor Lew Lian | 1 | $3,000/mo |
Rents softening (-12.5% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 1 | 1 | $4,100/mo |
| Serangoon Ave 3 | 1 | $4,000/mo |
| Serangoon Ave 4 | 1 | $3,700/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.
July 2026 was an active month for Serangoon — prices and volume moved up together. That's a stronger read than PSF gains on thin activity. When volume confirms price, it's real. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. That 14% 4-Room lease-decay spread between the under-60 and 70-79 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)
Rising (+3.9% MoM) — expect less room to negotiate on this flat type.
Rental softening, -6.8% MoM — price with that in mind (20 leases last month). Currently +2.3% vs the region median.
Get a Free ValuationRising (+7.6% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (29 leases last month). Currently +5.2% vs the region median.
Get a Free ValuationSoftening (-7.8% MoM) — buyers may push back on this flat type.
Rental softening, -12.5% MoM — price with that in mind (11 leases last month). Currently +3.4% vs the region median.
Get a Free ValuationRising (+14.6% MoM) — expect less room to negotiate on this flat type.
60 leases over the trailing 12 months (12-mo avg · 60 leases) — this month's count is too thin for a MoM read. Currently +11.0% vs the region median.
Get a Free ValuationLast leased: Jan 2026 · $1,500/mo
Rents softening (-6.8% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ctrl | 3 | $3,400/mo |
| Lor Lew Lian | 2 | $2,800/mo |
| Lor Lew Lian | 2 | $2,650/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ctrl | 2 | $3,500/mo |
| Serangoon Nth Ave 1 | 2 | $3,100/mo |
| Lor Lew Lian | 1 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-12.5% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 1 | 1 | $4,100/mo |
| Serangoon Ave 3 | 1 | $4,000/mo |
| Serangoon Ave 4 | 1 | $3,700/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 60 leases
Low/High = P25–P75 rent range this month.
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