The top transaction this month hit $864 psf on Serangoon Ctrl Dr — 38% above the town median. One block, very different price point.
Transaction volume picked up in Serangoon in June 2026, with 36 resale transactions compared to 29 in May. Month-on-month, the town median PSF softened 5.3% to $624 — giving buyers a softer entry point. The town sits below the regional median of $628 psf (-0.7%).
Verified as of 3 Aug 2026 · Latest resale data through Jun 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 | $624 | — |
| North-East Region | $628 | +0.7% |
| Island Wide | $601 | -3.6% |
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 | $631 |
| Serangoon Ave 4 | 2 transactions | $720 |
| Serangoon Ave 2 | 2 transactions | $605 |
| Serangoon Nth Ave 4 | 2 transactions | $561 |
| Serangoon Ave 3 | 2 transactions | $715 |
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 | 36 | $524,416 | $624,000 | $755,000 | $624 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 9 | $430,000 | $438,000 | $518,000 | $627 |
| 4-Room | 19 | $600,000 | $638,000 | $684,000 | $623 |
| 5-Room | 7 | $769,500 | $938,000 | $1,010,000 | $714 |
| Executive | 1 | $970,000 | $970,000 | $970,000 | $617 |
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.
June 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $624 median PSF represents a 5.3% dip against May's $659. Transaction count rose 24% from 29 to 36. If you're a buyer, this is a reasonable window to negotiate.
Lor Lew Lian led with 2 transactions (6% of all town resale) at a median $631 psf — near the town median. Serangoon Ave 4 followed with 2 transactions.
4-Room flats led resale activity in June 2026, accounting for 19 of 36 transactions (53%) at a median $623 psf. That flat type's PSF moved 16.1% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 258 Serangoon Ctrl Dr | 5-Room | 10 TO 12 | 1,238 | $1,068,888 | $864 | 71 years 11 months |
| 331 Serangoon Ave 3 | 5-Room | 04 TO 06 | 1,302 | $1,020,000 | $783 | 59 years |
| 257 Serangoon Ctrl Dr | 5-Room | 04 TO 06 | 1,238 | $1,000,000 | $808 | 72 years |
| 422 Serangoon Ctrl | 4-Room | 04 TO 06 | 1,216 | $975,000 | $802 | 61 years 10 months |
| 142 Serangoon Nth Ave 1 | Executive | 01 TO 03 | 1,572 | $970,000 | $617 | 59 years 07 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 214 Serangoon Ave 4 | 3-Room | 04 TO 06 | 883 | $570,000 | $646 | 57 years 09 months |
| 215 Serangoon Ave 4 | 3-Room | 07 TO 09 | 721 | $520,000 | $721 | 58 years |
| 215 Serangoon Ave 4 | 3-Room | 01 TO 03 | 721 | $518,000 | $718 | 58 years |
| 223 Serangoon Ave 4 | 3-Room | 01 TO 03 | 775 | $468,000 | $604 | 57 years 06 months |
| 2 Lor Lew Lian | 3-Room | 04 TO 06 | 689 | $438,000 | $636 | 56 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 422 Serangoon Ctrl | 4-Room | 04 TO 06 | 1,216 | $975,000 | $802 | 61 years 10 months |
| 324 Serangoon Ave 3 | 4-Room | 13 TO 15 | 1,119 | $830,000 | $741 | 58 years 10 months |
| 324 Serangoon Ave 3 | 4-Room | 01 TO 03 | 1,119 | $770,000 | $688 | 58 years 10 months |
| 238 Serangoon Ave 2 | 4-Room | 07 TO 09 | 904 | $712,888 | $788 | 58 years 01 month |
| 333 Serangoon Ave 3 | 4-Room | 04 TO 06 | 904 | $690,000 | $763 | 59 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 258 Serangoon Ctrl Dr | 5-Room | 10 TO 12 | 1,238 | $1,068,888 | $864 | 71 years 11 months |
| 331 Serangoon Ave 3 | 5-Room | 04 TO 06 | 1,302 | $1,020,000 | $783 | 59 years |
| 257 Serangoon Ctrl Dr | 5-Room | 04 TO 06 | 1,238 | $1,000,000 | $808 | 72 years |
| 208 Serangoon Ctrl | 5-Room | 04 TO 06 | 1,313 | $938,000 | $714 | 58 years 06 months |
| 135 Serangoon Nth Ave 2 | 5-Room | 07 TO 09 | 1,302 | $789,000 | $606 | 61 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 142 Serangoon Nth Ave 1 | Executive | 01 TO 03 | 1,572 | $970,000 | $617 | 59 years 07 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 $627 psf for the under-60 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 | $438,000 | $627 |
| 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 | 2412-mo avg · 24 transactions | $660,000 | $612 |
| 60-69 years | 5 | $645,000 | $590 |
| under-60 years | 13 | $610,000 | $669 |
| 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 | $858,000 | $659 |
| 60-69 years | 2912-mo avg · 29 transactions | $818,000 | $623 |
| under-60 years | 1412-mo avg · 14 transactions | $800,000 | $614 |
| 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 | 612-mo avg · 6 transactions | $1,081,888 | $718 |
| 60-69 years | 2412-mo avg · 24 transactions | $1,049,444 | $656 |
| under-60 years | 1012-mo avg · 10 transactions | $1,050,000 | $659 |
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.
PSF softened 5.3% in June 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 14% 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)
Softening (-2.5% MoM) — buyers may push back on this flat type.
Rental softening, -6.8% MoM — price with that in mind (20 leases last month). Currently -0.1% vs the region median.
Get a Free ValuationSoftening (-16.1% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (29 leases last month). Currently -0.8% vs the region median.
Get a Free ValuationRising (+13.8% MoM) — expect less room to negotiate on this flat type.
Rental softening, -12.5% MoM — price with that in mind (11 leases last month). Currently +13.7% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for 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 +6.0% 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.
Talk Rental StrategyReady to talk numbers?
No pitch. Just an honest conversation about your unit.
