Serangoon's median PSF climbed 0.8% this month, while volume picked up — a steady, unremarkable month.
Transaction volume picked up in Serangoon in May 2026, with 29 resale transactions compared to 17 in April. Month-on-month, the town median PSF edged up 0.8% to $659 — a balanced market with no strong directional pressure. The town sits above the regional median of $638 psf (+3.3%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $659 | — |
| North-East Region | $638 | -3.2% |
| Island Wide | $602 | -8.6% |
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 1 | 2 transactions | $726 |
| Serangoon Nth Ave 4 | 2 transactions | $564 |
| Serangoon Ave 2 | 1 transaction | $705 |
| Serangoon Ctrl | 1 transaction | $733 |
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 | 29 | $460,000 | $673,000 | $810,000 | $659 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 13 | $443,000 | $455,000 | $480,000 | $643 |
| 4-Room | 7 | $686,500 | $790,000 | $821,944 | $742 |
| 5-Room | 8 | $786,250 | $824,000 | $858,500 | $627 |
| Executive | 1 | $925,000 | $925,000 | $925,000 | $573 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $659 median PSF represents a 0.8% gain against April's $653. Transaction count rose 71% from 17 to 29. If you're a seller, this month's data supports holding asking price.
Lor Lew Lian led with 2 transactions (7% of all town resale) at a median $631 psf — near the town median. Serangoon Ave 1 followed with 2 transactions.
3-Room flats led resale activity in May 2026, accounting for 13 of 29 transactions (45%) at a median $643 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 403 Serangoon Ave 1 | 5-Room | 04 TO 06 | 1,302 | $980,000 | $752 | 61 years 08 months |
| 125 Serangoon Nth Ave 1 | Executive | 04 TO 06 | 1,615 | $925,000 | $573 | 58 years 10 months |
| 512 Serangoon Nth Ave 4 | 5-Room | 04 TO 06 | 1,292 | $860,000 | $666 | 70 years 03 months |
| 508 Serangoon Nth Ave 4 | 5-Room | 07 TO 09 | 1,302 | $858,000 | $659 | 70 years |
| 258 Serangoon Ctrl Dr | 4-Room | 10 TO 12 | 1,066 | $850,000 | $798 | 72 years 01 month |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 227 Serangoon Ave 4 | 3-Room | 10 TO 12 | 721 | $530,000 | $735 | 57 years 08 months |
| 207 Serangoon Ctrl | 3-Room | 07 TO 09 | 689 | $520,000 | $755 | 58 years 11 months |
| 204 Serangoon Ctrl | 3-Room | 07 TO 09 | 689 | $505,000 | $733 | 58 years 06 months |
| 2 Lor Lew Lian | 3-Room | 07 TO 09 | 689 | $480,000 | $697 | 56 years 02 months |
| 222 Serangoon Ave 4 | 3-Room | 07 TO 09 | 721 | $480,000 | $666 | 58 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 258 Serangoon Ctrl Dr | 4-Room | 10 TO 12 | 1,066 | $850,000 | $798 | 72 years 01 month |
| 401 Serangoon Ave 1 | 4-Room | 01 TO 03 | 1,130 | $838,888 | $742 | 61 years 10 months |
| 408 Serangoon Ave 1 | 4-Room | 01 TO 03 | 1,130 | $805,000 | $712 | 61 years 08 months |
| 403 Serangoon Ave 1 | 4-Room | 04 TO 06 | 1,130 | $790,000 | $699 | 61 years 07 months |
| 242 Serangoon Ave 3 | 4-Room | 04 TO 06 | 904 | $700,000 | $774 | 59 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 403 Serangoon Ave 1 | 5-Room | 04 TO 06 | 1,302 | $980,000 | $752 | 61 years 08 months |
| 512 Serangoon Nth Ave 4 | 5-Room | 04 TO 06 | 1,292 | $860,000 | $666 | 70 years 03 months |
| 508 Serangoon Nth Ave 4 | 5-Room | 07 TO 09 | 1,302 | $858,000 | $659 | 70 years |
| 540 Serangoon Nth Ave 4 | 5-Room | 07 TO 09 | 1,313 | $838,000 | $638 | 65 years 06 months |
| 329 Serangoon Ave 3 | 5-Room | 01 TO 03 | 1,313 | $810,000 | $617 | 59 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 125 Serangoon Nth Ave 1 | Executive | 04 TO 06 | 1,615 | $925,000 | $573 | 58 years 10 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 60-69 years remaining trade at $697 psf against $609 psf for the 70-79 band, a 13% 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 | 1012-mo avg · 10 transactions | $486,500 | $701 |
| under-60 years | 13 | $455,000 | $643 |
| 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 | $659,000 | $609 |
| 60-69 years | 5312-mo avg · 53 transactions | $720,000 | $697 |
| under-60 years | 8912-mo avg · 89 transactions | $650,000 | $658 |
| 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 | 1812-mo avg · 18 transactions | $849,000 | $657 |
| 60-69 years | 3212-mo avg · 32 transactions | $821,500 | $622 |
| under-60 years | 1212-mo avg · 12 transactions | $800,000 | $610 |
| 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 | $1,080,888 | $717 |
| 60-69 years | 2512-mo avg · 25 transactions | $1,050,000 | $662 |
| under-60 years | 1012-mo avg · 10 transactions | $1,115,000 | $702 |
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 firming (+9.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Lor Lew Lian | 4 | $2,700/mo |
| Lor Lew Lian | 1 | $3,250/mo |
| Serangoon Ave 2 | 1 | $3,000/mo |
Rents firming (+5.3% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 3 | 2 | $3,400/mo |
| Serangoon Nth Ave 3 | 2 | $3,300/mo |
| Serangoon Ave 2 | 1 | $3,600/mo |
Rents softening (-11.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ctrl | 1 | $4,450/mo |
| Serangoon Ctrl | 1 | $4,800/mo |
| Serangoon Nth Ave 4 | 1 | $3,500/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 May 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 13% 4-Room lease-decay spread between the 60-69 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)
Flat (-1.6% MoM) — anchor to recent comparables.
Rental strong, +9.3% MoM — supports pricing (18 leases last month). Currently +0.8% vs the region median.
Get a Free ValuationRising (+17.3% MoM) — expect less room to negotiate on this flat type.
Rental strong, +5.3% MoM — supports pricing (27 leases last month). Currently +16.3% vs the region median.
Get a Free ValuationFlat (+1.2% MoM) — anchor to recent comparables.
118 leases over the trailing 12 months (12-mo avg · 118 leases) — this month's count is too thin for a MoM read. Currently -1.6% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
Rental softening, -11.6% MoM — price with that in mind (5 leases last month). Currently +5.1% vs the region median.
Get a Free ValuationLast leased: Jan 2026 · $1,500/mo
Rents firming (+9.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Lor Lew Lian | 4 | $2,700/mo |
| Lor Lew Lian | 1 | $3,250/mo |
| Serangoon Ave 2 | 1 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+5.3% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ave 3 | 2 | $3,400/mo |
| Serangoon Nth Ave 3 | 2 | $3,300/mo |
| Serangoon Ave 2 | 1 | $3,600/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 118 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-11.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Serangoon Ctrl | 1 | $4,450/mo |
| Serangoon Ctrl | 1 | $4,800/mo |
| Serangoon Nth Ave 4 | 1 | $3,500/mo |
Low/High = P25–P75 rent range this month.
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