VIBES@UPPER SERANGOON is a freehold development along UPPER SERANGOON ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 60 units and is an established secondary-market project.
This profile draws on 20 recorded transactions from URA 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 VIBES@UPPER SERANGOON 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 20 sales and 132 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VIBES@UPPER SERANGOON dashboard.
- Average sale price: $751,400 across 20 transactions
- Estimated gross rental yield: 4.0%
- District 19 PSF ranking: Above average (top 39%)
- Freehold tenure · OCR · D19 · 60 units
About VIBES@UPPER SERANGOON
VIBES@UPPER SERANGOON is a freehold condominium, located at UPPER SERANGOON ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), comprising 60 residential units.
As a freehold property, VIBES@UPPER SERANGOON does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VIBES@UPPER SERANGOON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 15 | $1,558 psf | $666,333 |
| 2 BR | 5 | $1,157 psf | $1,006,600 |
Sales Market Overview
VIBES@UPPER SERANGOON has recorded 20 sale transactions with an average transaction price of $751,400, ranging from $605,000 to $1,060,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,400 psf | $689,167 | — |
| 2022 | 4 | $1,272 psf | $795,000 | ↓ 9.2% |
| 2023 | 4 | $1,480 psf | $763,750 | ↑ 16.4% |
| 2025 | 2 | $1,695 psf | $675,000 | ↑ 14.5% |
| 2026 | 4 | $1,588 psf | $827,000 | ↓ 6.3% |
VIBES@UPPER SERANGOON ranks in the top 39% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, VIBES@UPPER SERANGOON trades 6% below the segment benchmark.
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Rental Market Overview
VIBES@UPPER SERANGOON has recorded 132 rental transactions with monthly rents averaging $2,520/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 113 | $2,449/mo | $1,700/mo | $3,500/mo |
| 2 BR | 19 | $2,947/mo | $2,000/mo | $3,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 28 | $1,870/mo |
| 2022 | 33 | $2,465/mo |
| 2023 | 18 | $2,975/mo |
| 2024 | 27 | $2,749/mo |
| 2025 | 20 | $2,730/mo |
| 2026 | 6 | $2,773/mo |
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Investment Analysis
Based on average rents and sale prices, VIBES@UPPER SERANGOON delivers an estimated gross rental yield of 4.0%. This places it among the higher-yielding condos in Singapore.
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 | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows VIBES@UPPER SERANGOON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VIBES@UPPER SERANGOON
- Serangoon MRT
- Serangoon MRT
- Woodleigh MRT
- Bartley MRT
- Lorong Chuan MRT
- Bartley Secondary School
- Cedar Girls'
- Cedar Primary School
Nearby MRT Stations
VIBES@UPPER SERANGOON is 570m from Serangoon MRT (North-East Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Serangoon | NE12 | North-East Line | 570m |
| Serangoon | CC13 | Circle Line | 570m |
| Woodleigh | NE11 | North-East Line | 650m |
| Bartley | CC12 | Circle Line | 1.0 km |
| Lorong Chuan | CC14 | Circle Line | 1.1 km |
Nearby Schools
There are 12 schools within 2 km of VIBES@UPPER SERANGOON, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 760m |
| Cedar Girls' Secondary School | Secondary | 1.3 km |
| Cedar Primary School | Primary | 1.3 km |
| Red Swastika School | Primary | 1.3 km |
| Assumption Pathway School | Secondary | 1.5 km |
| Stamford Primary School | Primary | 1.5 km |
| Serangoon Secondary School | Secondary | 1.6 km |
| Zhonghua Secondary School | Secondary | 1.6 km |
| Zhonghua Primary School | Primary | 1.7 km |
| De La Salle School | Primary | 1.9 km |
| Maris Stella High School (Primary) | Primary | 1.9 km |
| Maris Stella High School | Secondary | 1.9 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. Serangoon is about 0.57km — 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 60 units, VIBES@UPPER SERANGOON 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. Bartley Secondary School sits about 0.76km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: VIBES@UPPER SERANGOON 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. 20 transactions in URA 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 VIBES@UPPER SERANGOON?
What is the rental yield for VIBES@UPPER SERANGOON?
Is VIBES@UPPER SERANGOON freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 20 transactions analysed
- Rental data: 132 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 VIBES@UPPER SERANGOON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,426 condo transactions recorded in District 19 over the last 12 months, 93% resale, 5% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing VIBES@UPPER SERANGOON against staying public? These HDB towns sit within walking or short-drive distance: