THE SERENNIA is a freehold development along PULASAN ROAD in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 42 units and is TOP 2012.
This profile draws on 8 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 14 years from TOP, THE SERENNIA 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 15 (Katong / Joo Chiat), the immediate context for THE SERENNIA 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 8 sales and 66 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SERENNIA dashboard.
- Average sale price: $1,199,097 across 8 transactions
- Estimated gross rental yield: 3.9%
- District 15 PSF ranking: Mid-range (top 73%)
- Freehold tenure · RCR · D15 · 42 units
About THE SERENNIA
THE SERENNIA is a freehold condominium, located at PULASAN ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by VICLAND PTE LTD, comprising 42 residential units, completed in 2012.
As a freehold property, THE SERENNIA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SERENNIA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,427 psf | $921,296 |
| 3 BR | 5 | $1,332 psf | $1,365,778 |
Sales Market Overview
THE SERENNIA has recorded 8 sale transactions with an average transaction price of $1,199,097, ranging from $840,000 to $1,560,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,322 psf | $1,099,722 | — |
| 2022 | 3 | $1,349 psf | $1,386,296 | ↑ 2.0% |
| 2025 | 1 | $1,603 psf | $1,035,000 | ↑ 18.8% |
THE SERENNIA ranks in the top 73% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, THE SERENNIA trades 33.2% below the segment benchmark.
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Rental Market Overview
THE SERENNIA has recorded 66 rental transactions with monthly rents averaging $3,922/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 14 | $2,614/mo | $2,100/mo | $3,000/mo |
| 2 BR | 32 | $3,992/mo | $2,500/mo | $5,900/mo |
| 3 BR | 20 | $4,725/mo | $2,100/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 12 | $3,558/mo |
| 2022 | 8 | $3,244/mo |
| 2023 | 17 | $4,335/mo |
| 2024 | 11 | $3,945/mo |
| 2025 | 15 | $4,253/mo |
| 2026 | 3 | $3,100/mo |
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Investment Analysis
Based on average rents and sale prices, THE SERENNIA delivers an estimated gross rental yield of 3.9%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows THE SERENNIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SERENNIA
- Marine Parade MRT
- Marine Terrace MRT
- Eunos MRT
- Kembangan MRT
- Tanjong Katong Girls'
- Canadian International School (Tanjong Katong)
- Broadrick Secondary School
Nearby MRT Stations
THE SERENNIA is 950m from Marine Parade MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Parade | TE26 | Thomson-East Coast Line | 950m |
| Marine Terrace | TE27 | Thomson-East Coast Line | 970m |
| Eunos | EW7 | East-West Line | 1.0 km |
| Kembangan | EW6 | East-West Line | 1.3 km |
Nearby Schools
There are 12 schools within 2 km of THE SERENNIA, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Girls' School | Secondary | 640m |
| Canadian International School (Tanjong Katong) | International | 660m |
| Broadrick Secondary School | Secondary | 740m |
| EtonHouse International School (Broadrick) | International | 740m |
| Canossa Catholic Primary School | Primary | 830m |
| Telok Kurau Primary School | Primary | 840m |
| CHIJ (Katong) Primary | Primary | 860m |
| Tao Nan School | Primary | 950m |
| Tanjong Katong Primary School | Primary | 1.1 km |
| Haig Girls' School | Primary | 1.2 km |
| Kong Hwa School | Primary | 1.8 km |
| Chung Cheng High School (Main) | Secondary | 1.8 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 42 units, THE SERENNIA 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. Tanjong Katong Girls' School sits about 0.64km 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 0.95km 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 8 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: THE SERENNIA 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. 8 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 THE SERENNIA?
What is the rental yield for THE SERENNIA?
Is THE SERENNIA freehold or leasehold?
How far is the nearest MRT from THE SERENNIA?
What is the tenure of THE SERENNIA?
How does THE SERENNIA compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SERENNIA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions analysed
- Rental data: 66 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 THE SERENNIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.