Serangoon is trading about 4% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Serangoon in September 2026, with 41 resale transactions compared to 39 in August. Month-on-month, the town median PSF edged up 1.2% to $654 — a constructive signal for sellers. The town sits above the regional median of $628 psf (+4.2%).
Verified as of 24 Oct 2026 · Latest resale data through Sep 2026 · Latest rental data through Sep 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 | $654 | — |
| North-East Region | $628 | -4.0% |
| Island Wide | $595 | -9.1% |
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 Nth Ave 2 | 2 transactions | $578 |
| Serangoon Nth Ave 4 | 2 transactions | $647 |
| Lor Lew Lian | 1 transaction | $611 |
| Serangoon Ctrl | 1 transaction | $825 |
| Serangoon Nth Ave 1 | 1 transaction | $639 |
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 | 41 | $638,000 | $755,000 | $978,000 | $654 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 4 | $435,222 | $466,944 | $512,416 | $652 |
| 4-Room | 16 | $625,500 | $674,000 | $698,222 | $607 |
| 5-Room | 10 | $741,916 | $834,000 | $895,000 | $640 |
| Executive | 11 | $1,084,500 | $1,140,000 | $1,164,000 | $720 |
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.
September 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $654 median PSF represents a 1.2% gain against August's $646. Transaction count rose 5% from 39 to 41. If you're a seller, this month's data supports holding asking price.
Serangoon Nth Ave 2 led with 2 transactions (5% of all town resale) at a median $578 psf — 12% below the town median. Serangoon Nth Ave 4 followed with 2 transactions.
4-Room flats led resale activity in September 2026, accounting for 16 of 41 transactions (39%) at a median $607 psf. That flat type's PSF moved 7.0% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 322 Serangoon Ave 3 | Executive | 04 TO 06 | 1,572 | $1,205,000 | $767 | 58 years 06 months |
| 232A Serangoon Ave 2 | Executive | 04 TO 06 | 1,518 | $1,180,000 | $777 | 70 years 10 months |
| 321 Serangoon Ave 2 | Executive | 04 TO 06 | 1,572 | $1,168,000 | $743 | 58 years 04 months |
| 506 Serangoon Nth Ave 4 | Executive | 10 TO 12 | 1,561 | $1,160,000 | $743 | 65 years 03 months |
| 424 Serangoon Ctrl | Executive | 01 TO 03 | 1,572 | $1,160,000 | $738 | 61 years 08 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 203 Serangoon Ctrl | 3-Room | 07 TO 09 | 689 | $568,000 | $825 | 58 years 04 months |
| 302 Serangoon Ave 2 | 3-Room | 04 TO 06 | 743 | $493,888 | $665 | 57 years 07 months |
| 152 Serangoon Nth Ave 1 | 3-Room | 04 TO 06 | 689 | $440,000 | $639 | 59 years 03 months |
| 4 Lor Lew Lian | 3-Room | 07 TO 09 | 689 | $420,888 | $611 | 50 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 335 Serangoon Ave 3 | 4-Room | 10 TO 12 | 1,119 | $900,000 | $804 | 58 years 09 months |
| 407 Serangoon Ave 1 | 4-Room | 04 TO 06 | 1,216 | $850,000 | $699 | 61 years 06 months |
| 420 Serangoon Ctrl | 4-Room | 07 TO 09 | 1,001 | $755,000 | $754 | 62 years 03 months |
| 141 Serangoon Nth Ave 2 | 4-Room | 04 TO 06 | 1,216 | $728,888 | $599 | 61 years 09 months |
| 235 Serangoon Ave 3 | 4-Room | 10 TO 12 | 969 | $688,000 | $710 | 57 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 255 Serangoon Ctrl Dr | 5-Room | 10 TO 12 | 1,238 | $1,000,000 | $808 | 71 years 08 months |
| 205 Serangoon Ctrl | 5-Room | 07 TO 09 | 1,313 | $978,000 | $745 | 59 years 03 months |
| 212 Serangoon Ave 4 | 5-Room | 04 TO 06 | 1,302 | $910,000 | $699 | 57 years 11 months |
| 541 Serangoon Nth Ave 4 | 5-Room | 07 TO 09 | 1,313 | $850,000 | $647 | 65 years 02 months |
| 549 Serangoon Nth Ave 3 | 5-Room | 10 TO 12 | 1,281 | $838,000 | $654 | 70 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 322 Serangoon Ave 3 | Executive | 04 TO 06 | 1,572 | $1,205,000 | $767 | 58 years 06 months |
| 232A Serangoon Ave 2 | Executive | 04 TO 06 | 1,518 | $1,180,000 | $777 | 70 years 10 months |
| 321 Serangoon Ave 2 | Executive | 04 TO 06 | 1,572 | $1,168,000 | $743 | 58 years 04 months |
| 506 Serangoon Nth Ave 4 | Executive | 10 TO 12 | 1,561 | $1,160,000 | $743 | 65 years 03 months |
| 424 Serangoon Ctrl | Executive | 01 TO 03 | 1,572 | $1,160,000 | $738 | 61 years 08 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 $740 psf against $652 psf for the under-60 band, a 12% 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 | 512-mo avg · 5 transactions | $510,000 | $740 |
| under-60 years | 8912-mo avg · 89 transactions | $460,000 | $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 | 2112-mo avg · 21 transactions | $657,888 | $607 |
| 60-69 years | 5 | $728,888 | $599 |
| under-60 years | 10 | $652,500 | $631 |
| 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 | $853,000 | $655 |
| 60-69 years | 3412-mo avg · 34 transactions | $821,500 | $626 |
| under-60 years | 1812-mo avg · 18 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 | 912-mo avg · 9 transactions | $1,130,000 | $745 |
| 60-69 years | 7 | $1,105,000 | $689 |
| under-60 years | 1212-mo avg · 12 transactions | $1,148,000 | $730 |
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 (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Lor Lew Lian | 4 | $2,750/mo |
| Lor Lew Lian | 2 | $2,550/mo |
| Lor Lew Lian | 1 | $3,100/mo |
Rents firming (+9.1% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 1 | 4 | $3,800/mo |
| Lor Lew Lian | 1 | $3,600/mo |
| Serangoon Ave 2 | 1 | $3,900/mo |
Rents firming (+14.3% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 3 | 1 | $4,000/mo |
| Serangoon Ctrl | 1 | $4,300/mo |
| Serangoon Ctrl | 1 | $4,100/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 held its pricing in September 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 12% 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 — no clear month-on-month PSF signal yet for this flat type.
Rental steady, +0.0% MoM (17 leases last month). Currently +4.0% vs the region median.
Get a Free ValuationSoftening (-7.0% MoM) — buyers may push back on this flat type.
Rental strong, +9.1% MoM — supports pricing (29 leases last month). Currently -3.4% vs the region median.
Get a Free ValuationRising (+5.4% MoM) — expect less room to negotiate on this flat type.
Rental strong, +14.3% MoM — supports pricing (9 leases last month). Currently +1.9% vs the region median.
Get a Free ValuationSoftening (-2.7% MoM) — buyers may push back on this flat type.
50 leases over the trailing 12 months (12-mo avg · 50 leases) — this month's count is too thin for a MoM read. Currently +14.7% vs the region median.
Get a Free ValuationLast leased: Jun 2026 · $2,400/mo
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Lor Lew Lian | 4 | $2,750/mo |
| Lor Lew Lian | 2 | $2,550/mo |
| Lor Lew Lian | 1 | $3,100/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+9.1% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 1 | 4 | $3,800/mo |
| Lor Lew Lian | 1 | $3,600/mo |
| Serangoon Ave 2 | 1 | $3,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+14.3% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 3 | 1 | $4,000/mo |
| Serangoon Ctrl | 1 | $4,300/mo |
| Serangoon Ctrl | 1 | $4,100/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 50 leases
Low/High = P25–P75 rent range this month.
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