CERELIA VISTA is a freehold development along LORONG AH SOO in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 21 units and is TOP 2013.
This profile draws on 2 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 13 years from TOP, CERELIA VISTA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for CERELIA VISTA is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 2 sales and 11 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CERELIA VISTA dashboard.
- Average sale price: $3,215,000 across 2 transactions
- Estimated gross rental yield: 2.3%
- District 19 PSF ranking: Value tier (top 98%)
- Freehold tenure · OCR · D19 · 21 units
About CERELIA VISTA
CERELIA VISTA is a freehold condominium, located at LORONG AH SOO in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by ENDO REALTY PTE LTD, comprising 21 residential units, completed in 2013.
As a freehold property, CERELIA VISTA does not face lease decay concerns.
Sales Market Overview
CERELIA VISTA has recorded 2 sale transactions with an average transaction price of $3,215,000, ranging from $3,080,000 to $3,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $625 psf | $3,080,000 | — |
| 2023 | 1 | $686 psf | $3,350,000 | ↑ 9.7% |
CERELIA VISTA ranks in the top 98% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, CERELIA VISTA trades 57.7% below the segment benchmark.
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Rental Market Overview
CERELIA VISTA has recorded 11 rental transactions with monthly rents averaging $6,195/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 11 | $6,195/mo | $4,950/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $5,175/mo |
| 2022 | 1 | $5,300/mo |
| 2023 | 4 | $7,038/mo |
| 2024 | 2 | $7,000/mo |
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Investment Analysis
Based on average rents and sale prices, CERELIA VISTA delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows CERELIA VISTA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CERELIA VISTA
- Bartley MRT
- Serangoon MRT
- Serangoon MRT
- Kovan MRT
- Zhonghua Secondary School
- Zhonghua Primary School
- Montfort Junior School
Nearby MRT Stations
CERELIA VISTA is 920m from Bartley MRT (Circle Line), with 4 stations within 1.5 km.
Nearby Schools
There are 17 schools within 2 km of CERELIA VISTA, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | Secondary | 450m |
| Zhonghua Primary School | Primary | 500m |
| Montfort Junior School | Primary | 770m |
| Montfort Secondary School | Secondary | 880m |
| Cedar Girls' Secondary School | Secondary | 930m |
| Cedar Primary School | Primary | 990m |
| Bartley Secondary School | Secondary | 1.1 km |
| St. Gabriel's Primary School | Primary | 1.3 km |
| Xinmin Secondary School | Secondary | 1.3 km |
| Xinmin Primary School | Primary | 1.4 km |
| Serangoon Secondary School | Secondary | 1.4 km |
| Hougang Secondary School | Secondary | 1.4 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 21 units, CERELIA VISTA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Zhonghua Secondary School sits about 0.45km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.92km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 2 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: CERELIA VISTA sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for CERELIA VISTA?
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Is CERELIA VISTA freehold or leasehold?
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What is the tenure of CERELIA VISTA?
How does CERELIA VISTA compare to other projects in the district?
What stamp duty applies for a foreign buyer of CERELIA VISTA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 11 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for CERELIA VISTA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.