Upper Serangoon Shopping Centre
UPPER SERANGOON ROAD · D19
Median PSF · 12m
S$1,173
Median price · 12m
S$1.75M
Latest sale
S$1.82M
Jun 2026
1-year change
—
Sales · 12m
2
3 all time
Gross yield
3.43%
3 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +7.6%
- Annualised
- +10.2%
- Transactions
- 3
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 1,453 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Upper Serangoon Shopping Centre | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,173 | S$1,626 | -27.8% |
| Median price | S$1.75M | S$1.58M | +10.8% |
| Gross rental yield | 3.43% | 3.42% | +0.0 pts |
| 1-year price change | — | +4.9% | — |
This development trades about 28% below the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,000
Contracts · 12m
3
Implied annual rent
S$60K
Gross yield
3.43%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 3 | S$5,000 |
Investment analysis
Investment score 71 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
71/100
82% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%90
How its median price per square foot compares with its own district.
- Locationweight 15%78
Distance to the nearest rail station, plus schools within 1 km. Nearest is Kovan MRT at 350 m.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%60
Gross yield against every other development in its segment.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score price momentum.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Kovan MRT350 m
- Serangoon MRT1.3 km
- Serangoon Interchange MRT1.4 km
- Bartley MRT1.7 km
Schools within 2 km
- Paya Lebar Methodist Girls' School (Secondary)secondary (s1-s5)810 m
- Yuying Secondary Schoolsecondary (s1-s5)850 m
- Xinghua Primary Schoolprimary880 m
- Anderson Serangoon Junior Collegejunior college950 m
- Paya Lebar Methodist Girls' School (Primary)primary1.0 km
- Peicai Secondary Schoolsecondary (s1-s5)1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JANSEN HOUSEMequity GS Pte Ltd21 units710 m
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | Apartment | S$1,820,000 | 1,528 sqft | S$1,191 | 06-10 | — |
| Mar 2026 | Apartment | S$1,680,000 | 1,453 sqft | S$1,156 | 06-10 | — |
| Nov 2021 | Apartment | S$1,430,000 | 1,292 sqft | S$1,107 | 06-10 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Sunshine Lodge
S$1,221
-0.1%1 sales4.1% yield
D'Pavilion
S$1,426
-1.7%2 sales3.9% yield
Landed Housing Development
S$1,097
—1 sales
Vibes@Upper Serangoon
S$1,699
+0.2%5 sales4.2% yield
Sanctuary @ 813
S$1,484
—4 sales4.1% yield
Midtown Residences
S$1,616
+1.2%6 sales4.0% yield
The Yardley
S$2,011
—2 sales2.6% yield
Presto@Upper Serangoon
S$1,596
-3.0%2 sales4.3% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.