Property

The Garden Residences

Apartment · Serangoon North View · District 19 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Serangoon North View, District 19
Region
Outside Central Region
Kind of home
Apartment
Tenure
99-year leasehold from 2017About 90 years left
First recorded sale
Sep 2021the record starts here; the estate may be older
Height
At least 15 storeysthe highest floor band sold
Homes recorded
452 to 1,981 sq ft218 sales, 0 of them at launch
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Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Aug 2026.

What it has sold for

218 recorded sales, Sep 2021 to Aug 2026, beside apartments and condominiums in district 19.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 179 of the 218 sales from this project's own contracts, 39 from contracts for that size in the district.

The Garden Residencesapartments and condominiums in district 19cooling measure
Median price per square foot by quarter: The Garden Residences and apartments and condominiums in district 1901,0002,0003,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherThe Garden Residences$1,916.13 psfDistrict 19$1,730.56 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Aug 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

218 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $1,930,000.003 bed · 904.2 sq ft · floor 11–15 · Aug 2026
    $2,134.56 psf
  • $2,060,000.003 * bed · 1,001 sq ft · floor 1–5 · Jul 2026
    $2,057.85 psf
  • $1,130,000.002 bed · 613.5 sq ft · floor 1–5 · Jul 2026
    $1,841.76 psf
  • $815,000.001 bed · 452.1 sq ft · floor 6–10 · Jul 2026
    $1,802.76 psf
  • $1,320,000.002 bed · 688.9 sq ft · floor 11–15 · Jul 2026
    $1,916.13 psf
  • $1,520,000.003 bed · 796.5 sq ft · floor 11–15 · Jun 2026
    $1,908.28 psf
  • $3,050,000.003 * bed · 1,539.2 sq ft · floor 1–5 · Jun 2026
    $1,981.50 psf
  • $903,888.001 bed · 516.7 sq ft · floor 6–10 · Jun 2026
    $1,749.46 psf
  • $1,160,000.002 bed · 613.5 sq ft · floor 6–10 · May 2026
    $1,890.66 psf
  • $2,368,000.003 * bed · 1,194.8 sq ft · floor 1–5 · May 2026
    $1,981.93 psf

Source: URA, recorded sales to Aug 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

1-bedroom homes50 recorded sales

Investor

Moderate fit · High confidence
65/100

Why it scores well

Resale8 resales a year, more than 92% of similar homes+4.2
RentalGross yield 4.0%, against 4.1% for similar homes+4.0
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+2.6
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 15.0 = 65
  • Resalescore 80/100 · weight 14% · +4.2 pts
    Frequency
    8.0 resales a year over 24 months (p93 nationally)
    93
    Buyer pool
    Not measured
    Quantum
    median resale $852,500 (p42 of 1-bedroom homes nationally)
    58
    Competing supply
    Not measured
    Activity
    last resale 3 months ago
    85

    transactions, 2026-10-03

  • Rentalscore 70/100 · weight 20% · +4.0 pts
    Yield
    gross yield 4.0% against a peer median of 4.1%
    66
    Demand
    58 contracts over 4 quarters to 2026-06-30, 10 in the latest
    76
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Future supplyscore 76/100 · weight 10% · +2.6 pts
    Competition risk
    42 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    89
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 12 min away, expected 2030
    63
    Landuse change
    160 Master Plan parcels changed class within 2 km (2.2 benefit points)
    51

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 165 comparables within 2 km+0.3
Location26 min walk to Lorong Chuan MRT Station (CC14)+0.2
Amenities6 of 13 measured amenities within a 10-min walk+0.1
SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+0.7
Unit1 bedrooms, median 452 sq ft+0.9
Lease99-year lease from 2017, about 90 years left+2.0

Young family

Limited fit · High confidence
54/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+5.4
Lease99-year lease from 2017, about 90 years left+2.0
Resale8 resales a year, more than 92% of similar homes+1.5

What holds it back

Unit1 bedrooms, median 452 sq ft; a weaker fit for this buyer-6.8
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 3.8 = 54
  • Schoolsscore 77/100 · weight 20% · +5.4 pts
    Primary nearest
    9 min walk to ZHONGHUA PRIMARY SCHOOL
    80
    Primary count
    2 primary within 1 km, 8 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    20 min walk to SERANGOON GARDEN SECONDARY SCHOOL
    55
    Secondary count
    2 secondary within 1 km, 7 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2017, about 90 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Resalescore 80/100 · weight 5% · +1.5 pts
    Frequency
    8.0 resales a year over 24 months (p93 nationally)
    93
    Buyer pool
    Not measured
    Quantum
    median resale $852,500 (p42 of 1-bedroom homes nationally)
    58
    Competing supply
    Not measured
    Activity
    last resale 3 months ago
    85

    transactions, 2026-10-03

  • Unitscore 16/100 · weight 20% · -6.8 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 452 sq ft over 50 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 165 comparables within 2 km+0.2
Location26 min walk to Lorong Chuan MRT Station (CC14)+0.3
Amenities6 of 13 measured amenities within a 10-min walk+0.3
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+1.0

Large family

Limited fit · High confidence
50/100
  • Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+3.6
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+2.5
Lease99-year lease from 2017, about 90 years left+2.0

What holds it back

Unit1 bedrooms, median 452 sq ft; a weaker fit for this buyer-10.0
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 0.3 = 50
  • Schoolsscore 74/100 · weight 15% · +3.6 pts
    Primary nearest
    9 min walk to ZHONGHUA PRIMARY SCHOOL
    80
    Primary count
    2 primary within 1 km, 8 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    20 min walk to SERANGOON GARDEN SECONDARY SCHOOL
    55
    Secondary count
    2 secondary within 1 km, 7 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Future supplyscore 70/100 · weight 13% · +2.5 pts
    Competition risk
    42 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    89
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 12 min away, expected 2030
    63
    Landuse change
    160 Master Plan parcels changed class within 2 km (2.2 benefit points)
    51

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2017, about 90 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Unitscore 10/100 · weight 25% · -10.0 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 452 sq ft over 50 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 165 comparables within 2 km+0.1
Location26 min walk to Lorong Chuan MRT Station (CC14)+0.2
Amenities6 of 13 measured amenities within a 10-min walk+0.3
Resale8 resales a year, more than 92% of similar homes+1.5

Downsizer

Moderate fit · High confidence
61/100

Why it scores well

Unit1 bedrooms, median 452 sq ft+2.8
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+2.5
Resale8 resales a year, more than 92% of similar homes+2.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 11.0 = 61
  • Unitscore 69/100 · weight 15% · +2.8 pts
    Bedrooms
    1 bedrooms (project basis, runner-up band 0%)
    Size
    median 452 sq ft over 50 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Future supplyscore 66/100 · weight 15% · +2.5 pts
    Competition risk
    42 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    89
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 12 min away, expected 2030
    63
    Landuse change
    160 Master Plan parcels changed class within 2 km (2.2 benefit points)
    51

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Resalescore 80/100 · weight 7% · +2.1 pts
    Frequency
    8.0 resales a year over 24 months (p93 nationally)
    93
    Buyer pool
    Not measured
    Quantum
    median resale $852,500 (p42 of 1-bedroom homes nationally)
    58
    Competing supply
    Not measured
    Activity
    last resale 3 months ago
    85

    transactions, 2026-10-03

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 165 comparables within 2 km+0.2
Location26 min walk to Lorong Chuan MRT Station (CC14)+0.3
Amenities6 of 13 measured amenities within a 10-min walk+0.3
SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+0.7
Lease99-year lease from 2017, about 90 years left+2.0

2-bedroom homes80 recorded sales

Investor

Good fit · High confidence
71/100

Why it scores well

RentalGross yield 3.7%, against 3.2% for similar homes+5.8
Resale12 resales a year, more than 97% of similar homes+5.5
ValueRecorded prices 2% above 144 comparables within 2 km+2.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.7 = 71
  • Rentalscore 79/100 · weight 20% · +5.8 pts
    Yield
    gross yield 3.7% against a peer median of 3.2%
    90
    Demand
    23 contracts over 4 quarters to 2026-06-30, 3 in the latest
    64
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Resalescore 89/100 · weight 14% · +5.5 pts
    Frequency
    12.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,170,000 (p20 of 2-bedroom homes nationally)
    80
    Competing supply
    Not measured
    Activity
    last resale 3 months ago
    85

    transactions, 2026-10-03

  • Valuescore 65/100 · weight 20% · +2.9 pts

    recorded prices 2% above 144 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 142, floor on 144)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location26 min walk to Lorong Chuan MRT Station (CC14)+0.2
Amenities6 of 13 measured amenities within a 10-min walk+0.1
SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+0.7
Unit2 bedrooms, median 689 sq ft+0.7
Lease99-year lease from 2017, about 90 years left+2.0
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+2.6

Young family

Moderate fit · High confidence
60/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+5.4
Lease99-year lease from 2017, about 90 years left+2.0
Resale12 resales a year, more than 97% of similar homes+2.0

What holds it back

Unit2 bedrooms, median 689 sq ft; a weaker fit for this buyer-2.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 10.3 = 60
  • Schoolsscore 77/100 · weight 20% · +5.4 pts
    Primary nearest
    9 min walk to ZHONGHUA PRIMARY SCHOOL
    80
    Primary count
    2 primary within 1 km, 8 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    20 min walk to SERANGOON GARDEN SECONDARY SCHOOL
    55
    Secondary count
    2 secondary within 1 km, 7 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2017, about 90 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Resalescore 89/100 · weight 5% · +2.0 pts
    Frequency
    12.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,170,000 (p20 of 2-bedroom homes nationally)
    80
    Competing supply
    Not measured
    Activity
    last resale 3 months ago
    85

    transactions, 2026-10-03

  • Unitscore 38/100 · weight 20% · -2.5 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 33%)
    Size
    median 689 sq ft over 80 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% above 144 comparables within 2 km+1.8
Location26 min walk to Lorong Chuan MRT Station (CC14)+0.3
Amenities6 of 13 measured amenities within a 10-min walk+0.3
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+1.0

Large family

Limited fit · High confidence
53/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+3.6
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+2.5
Lease99-year lease from 2017, about 90 years left+2.0

What holds it back

Unit2 bedrooms, median 689 sq ft; a weaker fit for this buyer-9.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 3.0 = 53
  • Schoolsscore 74/100 · weight 15% · +3.6 pts
    Primary nearest
    9 min walk to ZHONGHUA PRIMARY SCHOOL
    80
    Primary count
    2 primary within 1 km, 8 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    20 min walk to SERANGOON GARDEN SECONDARY SCHOOL
    55
    Secondary count
    2 secondary within 1 km, 7 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Future supplyscore 70/100 · weight 13% · +2.5 pts
    Competition risk
    42 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    89
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 12 min away, expected 2030
    63
    Landuse change
    160 Master Plan parcels changed class within 2 km (2.2 benefit points)
    51

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2017, about 90 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Unitscore 14/100 · weight 25% · -9.1 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 33%)
    Size
    median 689 sq ft over 80 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% above 144 comparables within 2 km+1.5
Location26 min walk to Lorong Chuan MRT Station (CC14)+0.2
Amenities6 of 13 measured amenities within a 10-min walk+0.3
Resale12 resales a year, more than 97% of similar homes+2.0

Downsizer

Moderate fit · High confidence
68/100

Why it scores well

Unit2 bedrooms, median 689 sq ft+6.8
Resale12 resales a year, more than 97% of similar homes+2.8
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+2.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.6 = 68
  • Unitscore 95/100 · weight 15% · +6.8 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 33%)
    Size
    median 689 sq ft over 80 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Resalescore 89/100 · weight 7% · +2.8 pts
    Frequency
    12.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,170,000 (p20 of 2-bedroom homes nationally)
    80
    Competing supply
    Not measured
    Activity
    last resale 3 months ago
    85

    transactions, 2026-10-03

  • Future supplyscore 66/100 · weight 15% · +2.5 pts
    Competition risk
    42 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    89
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 12 min away, expected 2030
    63
    Landuse change
    160 Master Plan parcels changed class within 2 km (2.2 benefit points)
    51

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% above 144 comparables within 2 km+2.2
Location26 min walk to Lorong Chuan MRT Station (CC14)+0.3
Amenities6 of 13 measured amenities within a 10-min walk+0.3
SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+0.7
Lease99-year lease from 2017, about 90 years left+2.0

3-bedroom homes88 recorded sales

Investor

Moderate fit · High confidence
68/100

Why it scores well

Resale16 resales a year, more than 97% of similar homes+5.8
ValueRecorded prices 1% above 244 comparables within 2 km+3.5
RentalGross yield 2.7%, against 2.8% for similar homes+3.0

What holds it back

Unit3 bedrooms, median 904 sq ft; a weaker fit for this buyer-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.7 = 68
  • Resalescore 91/100 · weight 14% · +5.8 pts
    Frequency
    16.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,670,000 (p22 of 3-bedroom homes nationally)
    78
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Valuescore 68/100 · weight 20% · +3.5 pts

    recorded prices 1% above 244 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 244, floor on 244)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 65/100 · weight 20% · +3.0 pts
    Yield
    gross yield 2.7% against a peer median of 2.8%
    59
    Demand
    18 contracts over 4 quarters to 2026-06-30, 5 in the latest
    73
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Unitscore 46/100 · weight 8% · -0.3 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 33%)
    Size
    median 904 sq ft over 88 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location26 min walk to Lorong Chuan MRT Station (CC14)+0.2
Amenities6 of 13 measured amenities within a 10-min walk+0.1
SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+0.7
Lease99-year lease from 2017, about 90 years left+2.0
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+2.6

Young family

Moderate fit · High confidence
65/100

Why it scores well

SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+5.4
Unit3 bedrooms, median 904 sq ft+2.2
ValueRecorded prices 1% above 244 comparables within 2 km+2.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 15.4 = 65
  • Schoolsscore 77/100 · weight 20% · +5.4 pts
    Primary nearest
    9 min walk to ZHONGHUA PRIMARY SCHOOL
    80
    Primary count
    2 primary within 1 km, 8 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    20 min walk to SERANGOON GARDEN SECONDARY SCHOOL
    55
    Secondary count
    2 secondary within 1 km, 7 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Unitscore 61/100 · weight 20% · +2.2 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 33%)
    Size
    median 904 sq ft over 88 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Valuescore 68/100 · weight 12% · +2.1 pts

    recorded prices 1% above 244 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 244, floor on 244)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location26 min walk to Lorong Chuan MRT Station (CC14)+0.3
Amenities6 of 13 measured amenities within a 10-min walk+0.3
Lease99-year lease from 2017, about 90 years left+2.0
Resale16 resales a year, more than 97% of similar homes+2.1
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+1.0

Large family

Limited fit · High confidence
57/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+3.6
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+2.5
Resale16 resales a year, more than 97% of similar homes+2.1

What holds it back

Unit3 bedrooms, median 904 sq ft; a weaker fit for this buyer-5.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 7.0 = 57
  • Schoolsscore 74/100 · weight 15% · +3.6 pts
    Primary nearest
    9 min walk to ZHONGHUA PRIMARY SCHOOL
    80
    Primary count
    2 primary within 1 km, 8 primary within 2 km
    85
    Primary transport
    Not measured
    Secondary nearest
    20 min walk to SERANGOON GARDEN SECONDARY SCHOOL
    55
    Secondary count
    2 secondary within 1 km, 7 secondary within 2 km
    85
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Future supplyscore 70/100 · weight 13% · +2.5 pts
    Competition risk
    42 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
    89
    Unlaunched supply
    0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    planned station SERANGOON NORTH about 12 min away, expected 2030
    63
    Landuse change
    160 Master Plan parcels changed class within 2 km (2.2 benefit points)
    51

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Resalescore 91/100 · weight 5% · +2.1 pts
    Frequency
    16.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,670,000 (p22 of 3-bedroom homes nationally)
    78
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Unitscore 28/100 · weight 25% · -5.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 33%)
    Size
    median 904 sq ft over 88 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 1% above 244 comparables within 2 km+1.8
Location26 min walk to Lorong Chuan MRT Station (CC14)+0.2
Amenities6 of 13 measured amenities within a 10-min walk+0.3
Lease99-year lease from 2017, about 90 years left+2.0

Downsizer

Moderate fit · High confidence
67/100

Why it scores well

Unit3 bedrooms, median 904 sq ft+5.5
Resale16 resales a year, more than 97% of similar homes+2.9
ValueRecorded prices 1% above 244 comparables within 2 km+2.7
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 16.9 = 67
  • Unitscore 87/100 · weight 15% · +5.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 33%)
    Size
    median 904 sq ft over 88 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Resalescore 91/100 · weight 7% · +2.9 pts
    Frequency
    16.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,670,000 (p22 of 3-bedroom homes nationally)
    78
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Valuescore 68/100 · weight 15% · +2.7 pts

    recorded prices 1% above 244 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 244, floor on 244)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location26 min walk to Lorong Chuan MRT Station (CC14)+0.3
Amenities6 of 13 measured amenities within a 10-min walk+0.3
SchoolsZhonghua Primary School, 9 min walk; 2 primary schools within 1 km+0.7
Lease99-year lease from 2017, about 90 years left+2.0
Future supply42 new condo and EC homes planned within 2 km; 2 planned rail stations+2.5

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted. 662 landed homes in 4 listed projects are not counted: they sell to other buyers.

Listed projects within 2 km

  • Chuan Park · Lorong Chuan · 916 homes · expected 2027 · 1,592 m away · selling now (counted with the developer's sales)
Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

  • Serangoon North View

    Reserve List 2H2026 · 69 m away

    235 homes estimated · expected launch Sep 2026 · announced as of 2026-09-20

    0.8 ha · plot ratio 2.5 · sold by URA · located by street

    • New sites introduced in 2H2026.

  • Chuan Grove

    Reserve List 2H2026 · 1,876 m away

    935 homes estimated · expected launch Oct 2026 · announced as of 2026-09-20

    3.18 ha · plot ratio 2.5 · sold by URA · located by override

    • New sites introduced in 2H2026.
DistanceZoned forLand areaPlot ratioArea
75 m awayResidential8,079.4 m²2.5Serangoon
154 m awayResidential10,672.4 m²2.8Serangoon
1,119 m awayResidential12,912.1 m²1.4Hougang
1,506 m awayResidential71,207 m²1.4Serangoon
1,562 m awayCommercial & Residential21,559.3 m²3.5Serangoon
1,871 m awayResidential16,341 m²2.5Serangoon
1,894 m awayResidential11,052 m²2.5Serangoon
1,967 m awayResidential14,514.3 m²3Serangoon
1,993 m awayResidential15,831.5 m²3Serangoon

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

The Garden ResidencesIs it right for you?