THE SERENNO is a freehold development along HAIG ROAD in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 33 units and is TOP 2016.
This profile draws on 9 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 10 years from TOP, THE SERENNO is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 15 (Katong / Joo Chiat), the immediate context for THE SERENNO 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 9 sales and 35 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SERENNO dashboard.
- Average sale price: $1,267,833 across 9 transactions
- Estimated gross rental yield: 3.0%
- District 15 PSF ranking: Above average (top 40%)
- Freehold tenure · RCR · D15 · 33 units
About THE SERENNO
THE SERENNO is a freehold condominium, located at HAIG ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by VICLAND REALTY CO. PTE. LTD., comprising 33 residential units, completed in 2016.
As a freehold property, THE SERENNO does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SERENNO:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,647 psf | $797,667 |
| 2 BR | 3 | $1,625 psf | $1,259,167 |
| 3 BR | 3 | $1,559 psf | $1,746,667 |
Sales Market Overview
THE SERENNO has recorded 9 sale transactions with an average transaction price of $1,267,833, ranging from $738,000 to $2,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,523 psf | $1,180,000 | — |
| 2022 | 1 | $1,524 psf | $738,000 | ↑ 0.1% |
| 2023 | 3 | $1,603 psf | $1,210,000 | ↑ 5.2% |
| 2024 | 1 | $1,724 psf | $835,000 | ↑ 7.5% |
| 2025 | 3 | $1,637 psf | $1,675,833 | ↓ 5.0% |
THE SERENNO ranks in the top 40% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, THE SERENNO trades 21.3% below the segment benchmark.
Loading chart data...
Rental Market Overview
THE SERENNO has recorded 35 rental transactions with monthly rents averaging $3,119/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 19 | $2,889/mo | $2,400/mo | $3,300/mo |
| 2 BR | 7 | $3,007/mo | $1,650/mo | $4,300/mo |
| 3 BR | 9 | $3,689/mo | $2,750/mo | $4,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $2,583/mo |
| 2022 | 9 | $2,972/mo |
| 2023 | 6 | $3,442/mo |
| 2024 | 7 | $3,407/mo |
| 2025 | 7 | $3,200/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THE SERENNO delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 SERENNO (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SERENNO
- Tanjong Katong MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Dakota MRT
- Eunos MRT
- Haig Girls'
- Tao Nan School
- Broadrick Secondary School
Nearby MRT Stations
THE SERENNO is 800m from Tanjong Katong MRT (Thomson-East Coast Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanjong Katong | TE25 | Thomson-East Coast Line | 800m |
| Paya Lebar | EW8 | East-West Line | 950m |
| Paya Lebar | CC9 | Circle Line | 950m |
| Dakota | CC8 | Circle Line | 1.0 km |
| Eunos | EW7 | East-West Line | 1.2 km |
| Marine Parade | TE26 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 14 schools within 2 km of THE SERENNO, including 10 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | Primary | 230m |
| Tao Nan School | Primary | 350m |
| Broadrick Secondary School | Secondary | 350m |
| EtonHouse International School (Broadrick) | International | 350m |
| Tanjong Katong Girls' School | Secondary | 380m |
| Tanjong Katong Primary School | Primary | 430m |
| Canadian International School (Tanjong Katong) | International | 450m |
| CHIJ (Katong) Primary | Primary | 670m |
| Canossa Catholic Primary School | Primary | 880m |
| Kong Hwa School | Primary | 970m |
| Geylang Methodist School (Secondary) | Secondary | 1.1 km |
| Geylang Methodist School (Primary) | Primary | 1.3 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.
Walking-distance MRT. Tanjong Katong is about 0.80km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 33 units, THE SERENNO 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. Haig Girls' School sits about 0.23km 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 9 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: THE SERENNO hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 9 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 SERENNO?
What is the rental yield for THE SERENNO?
Is THE SERENNO freehold or leasehold?
How far is the nearest MRT from THE SERENNO?
What is the tenure of THE SERENNO?
How does THE SERENNO compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SERENNO?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 35 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 SERENNO
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.