CHERRYHILL is a freehold development along LORONG LEW LIAN in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 163 units and is TOP 1994.
This profile draws on 16 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for CHERRYHILL 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 16 sales and 129 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CHERRYHILL dashboard.
- Average sale price: $1,835,631 across 16 transactions
- Estimated gross rental yield: 2.4%
- District 19 PSF ranking: Above average (top 49%)
- Freehold tenure · OCR · D19 · 163 units
About CHERRYHILL
CHERRYHILL is a freehold condominium, located at LORONG LEW LIAN in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by WINWARDS INVESTMENT PTE LTD (WING TAI), comprising 163 residential units, completed in 1994.
As a freehold property, CHERRYHILL does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CHERRYHILL:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,749 psf | $1,600,000 |
| 3 BR | 6 | $1,451 psf | $1,639,667 |
| 4 BR | 9 | $1,276 psf | $1,992,454 |
Sales Market Overview
CHERRYHILL has recorded 16 sale transactions with an average transaction price of $1,835,631, ranging from $1,370,000 to $2,688,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,080 psf | $1,740,533 | — |
| 2022 | 1 | $1,286 psf | $1,370,000 | ↑ 19.0% |
| 2023 | 3 | $1,400 psf | $1,562,667 | ↑ 8.9% |
| 2024 | 2 | $1,696 psf | $2,319,444 | ↑ 21.2% |
| 2025 | 3 | $1,612 psf | $2,210,000 | ↓ 5.0% |
| 2026 | 1 | $1,749 psf | $1,600,000 | ↑ 8.5% |
CHERRYHILL ranks in the top 49% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, CHERRYHILL trades 11.5% below the segment benchmark.
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Rental Market Overview
CHERRYHILL has recorded 129 rental transactions with monthly rents averaging $3,603/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 52 | $2,955/mo | $2,000/mo | $5,000/mo |
| 3 BR | 77 | $4,042/mo | $2,500/mo | $6,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 27 | $2,643/mo |
| 2022 | 20 | $3,158/mo |
| 2023 | 29 | $3,980/mo |
| 2024 | 25 | $3,983/mo |
| 2025 | 20 | $4,113/mo |
| 2026 | 8 | $4,138/mo |
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Investment Analysis
Based on average rents and sale prices, CHERRYHILL delivers an estimated gross rental yield of 2.4%. 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 CHERRYHILL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CHERRYHILL
- Serangoon MRT
- Serangoon MRT
- Bartley MRT
- Kovan MRT
- Cedar Girls'
- Cedar Primary School
- Zhonghua Secondary School
Nearby MRT Stations
CHERRYHILL is 480m from Serangoon MRT (North-East Line), with 4 stations within 1.5 km.
Nearby Schools
There are 19 schools within 2 km of CHERRYHILL, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | Secondary | 560m |
| Cedar Primary School | Primary | 640m |
| Zhonghua Secondary School | Secondary | 650m |
| Zhonghua Primary School | Primary | 740m |
| Bartley Secondary School | Secondary | 960m |
| Serangoon Secondary School | Secondary | 1.1 km |
| Montfort Junior School | Primary | 1.1 km |
| Montfort Secondary School | Secondary | 1.2 km |
| Xinmin Secondary School | Secondary | 1.4 km |
| Xinmin Primary School | Primary | 1.5 km |
| Red Swastika School | Primary | 1.5 km |
| St. Gabriel's Primary School | Primary | 1.6 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.
Genuine walk-to-MRT access. Serangoon sits about 0.48km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Cedar Girls' Secondary School sits about 0.56km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 16 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": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: CHERRYHILL combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 16 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 CHERRYHILL?
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Is CHERRYHILL freehold or leasehold?
How far is the nearest MRT from CHERRYHILL?
What is the tenure of CHERRYHILL?
How does CHERRYHILL compare to other projects in the district?
What stamp duty applies for a foreign buyer of CHERRYHILL?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 16 transactions analysed
- Rental data: 129 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 CHERRYHILL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.