Proximity to Serangoon MRT is one of the highest-leverage locational variables in the Singapore property market. MRT-proximity premium reflects daily-commute time savings, integrated with the broader transit network mapped on the LTA MRT system map. Singapore’s North-South, East-West, Circle, Downtown, Thomson-East Coast, and forthcoming Cross Island Line collectively serve approximately 200+ stations.
For private condo buyers in particular, proximity to Serangoon MRT translates to (a) immediate quality-of-life benefit during the holding period, (b) measurable rental-yield uplift via stronger tenant demand, and (c) resale-pricing premium when exiting. The premium magnitude varies: MRT-proximity premium typically runs 5–10% over equivalent units 1km+ away. This private condos shortlist surfaces the developments closest to Serangoon MRT.
The cost framework applies uniformly: private condo buyers face BSD per the IRAS BSD, ABSD per the IRAS ABSD by buyer profile, and SORA-pegged mortgages at ~4.0% all-in via the MAS TDSR explainer framework. Use the stamp duty calculator to size your upfront cost.
- Station: Serangoon (North-East Line) \u{2014} Interchange
- Condos within 500m: 20
- Condos within 1km: 108
- Avg PSF nearby: $1,483 psf
Station Overview
Serangoon is a station on the North-East Line, serving as an interchange station. There are 20 condos within walking distance (500m) and 108 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Serangoon MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| SUNGLADE | 230m | D19 | 99-year leasehold | 475 | $1,405 psf |
| LA BELLE | 230m | D19 | Freehold | 16 | $1,144 psf |
| THE YARDLEY | 280m | D19 | Freehold | 55 | $1,610 psf |
| SUNSHINE GROVE | 350m | D19 | Freehold | 20 | $1,211 psf |
| SUMMER GROVE | 360m | D19 | Freehold | — | $2,212 psf |
| THE SUNSHINE | 390m | D19 | Freehold | 45 | $1,285 psf |
| JJH SERVICE APARTMENT | 400m | D13 | — | 9 | — |
| SUNSHINE TERRACE | 420m | D19 | — | — | — |
| ARDISIA GARDENS | 420m | D19 | 99 yrs lease commencing from 1993 | 43 | $1,423 psf |
| VAUGHAN GARDEN | 430m | D13 | Freehold | — | $1,578 psf |
| FOREST WOODS | 440m | D19 | 99 yrs lease commencing from 2016 | 519 | $1,888 psf |
| PRESTO@UPPER SERANGOON | 460m | D19 | Freehold | 36 | $1,498 psf |
| BARTLEY RISE | 480m | D19 | Freehold | — | $1,962 psf |
| GABRIEL VILLAS | 480m | D19 | 99 yrs lease commencing from 1993 | 10 | $869 psf |
| CHERRYHILL | 480m | D19 | Freehold | 163 | $1,371 psf |
| GAMBIR TERRACE | 490m | D19 | Freehold | — | $1,379 psf |
| BARTLEY RISE ESTATE | 490m | D19 | Freehold | — | $1,772 psf |
| SOMMERVILLE RESIDENCES | 490m | D13 | Freehold | 9 | $798 psf |
| EDEN CREST | 500m | D19 | Freehold | 16 | $1,189 psf |
| FORTUNE VIEW | 500m | D13 | Freehold | 12 | $1,025 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Serangoon MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| LE GAMBIR | 510m | D19 | Freehold | $1,072 psf |
| SUNSHINE LODGE | 510m | D19 | Freehold | $1,141 psf |
| JADE RESIDENCES | 510m | D19 | Freehold | $1,585 psf |
| 8 EDEN GROVE | 530m | D19 | — | $1,306 psf |
| CASA ESPANIA | 530m | D19 | Freehold | $1,327 psf |
| FENGLI GARDENS | 560m | D19 | Freehold | $1,729 psf |
| VIBES@UPPER SERANGOON | 570m | D19 | Freehold | $1,458 psf |
| GAMBIR GARDENS | 570m | D19 | — | — |
| ROSALIA PARK | 580m | D19 | Freehold | $1,151 psf |
| CHERRY GARDENS | 580m | D19 | 99 yrs lease commencing from 1996 | $1,002 psf |
| EDEN VIEW | 590m | D19 | Freehold | $1,150 psf |
| GAMBIR RIDGE | 590m | D19 | Freehold | $1,516 psf |
| THE QUINN | 600m | D19 | Freehold | $1,480 psf |
| CASA CAMBIO | 600m | D19 | Freehold | $1,548 psf |
| VILLA PONDER ROSA | 630m | D19 | Freehold | $1,661 psf |
| EVANIA | 630m | D19 | Freehold | $1,343 psf |
| CASA RIVIERA | 630m | D19 | Freehold | $1,236 psf |
| CLASSICAL TERRACE | 660m | D19 | 99 yrs lease commencing from 1993 | $1,282 psf |
| RINDU TERRACE | 660m | D19 | 99 yrs lease commencing from 1993 | $1,105 psf |
| MILFORD VILLAS | 660m | D13 | Freehold | $1,050 psf |
| WOLSKEL LODGE | 660m | D13 | Freehold | $968 psf |
| CENTRAL VIEW | 660m | D19 | 99 yrs lease commencing from 1998 | $1,131 psf |
| THE SUNNYDALE | 670m | D19 | 99 yrs lease commencing from 1997 | $1,217 psf |
| BELLA VISTA | 690m | D13 | Freehold | $1,416 psf |
| SOMMERVILLE REGENCY | 690m | D13 | Freehold | $1,054 psf |
| SERANGOON PARK | 700m | D13 | Freehold | $1,864 psf |
| SPACE @ KOVAN | 700m | D19 | Freehold | $1,434 psf |
| THE GAZANIA | 730m | D19 | Freehold | $2,194 psf |
| CAMBIO SUITES | 730m | D19 | Freehold | $1,342 psf |
| YIKAI COURT | 740m | D19 | Freehold | $1,123 psf |
| UPPER SERANGOON SHOPPING CENTRE | 740m | D19 | Freehold | $1,080 psf |
| THE ACACIAS | 750m | D13 | Freehold | $1,392 psf |
| BARTLEY VILLAS | 750m | D19 | 99 yrs lease commencing from 1993 | $1,238 psf |
| PRESTIGE POINT | 750m | D19 | Freehold | $1,574 psf |
| SUITES @ PAYA LEBAR | 750m | D19 | Freehold | $1,525 psf |
| URBAN RESIDENCES | 750m | D19 | Freehold | $1,386 psf |
| ICB SHOPPING CENTRE | 750m | D19 | — | — |
| VIBES @ KOVAN | 750m | D19 | Freehold | $1,448 psf |
| STADIA | 750m | D19 | Freehold | $1,378 psf |
| SOMMERVILLE LOFT | 760m | D13 | Freehold | $1,457 psf |
| AMARANDA GARDENS | 760m | D19 | Freehold | $1,819 psf |
| CASA ROSA | 770m | D19 | 99 yrs lease commencing from 1998 | $1,123 psf |
| FRAGRANT GARDENS | 770m | D19 | Freehold | $1,266 psf |
| THE VUE | 780m | D19 | Freehold | $1,532 psf |
| BRADDELL HEIGHTS ESTATE | 780m | D13 | Freehold | $1,590 psf |
| R MAISON | 790m | D13 | Freehold | $1,414 psf |
| HIGHLAND CENTRE | 790m | D19 | Freehold | $956 psf |
| TANGERINE GROVE | 800m | D19 | Freehold | $1,446 psf |
| KOVAN 81 | 800m | D19 | 999 yrs lease commencing from 1878 | $1,084 psf |
| SPAZIO @ KOVAN | 800m | D19 | Freehold | $1,429 psf |
| D' ALMIRA | 810m | D13 | Freehold | $1,359 psf |
| KOVAN PRIMERA | 810m | D19 | Freehold | $1,274 psf |
| BAYOU RESIDENCE | 820m | D19 | Freehold | $1,241 psf |
| LLYN GARDENS | 820m | D19 | Freehold | $1,838 psf |
| E MAISON | 830m | D13 | Freehold | $1,494 psf |
| THE SCENIC @ BRADDELL | 830m | D13 | Freehold | $1,283 psf |
| SAI HO BUILDING | 830m | D19 | — | — |
| DAISY SUITES | 840m | D13 | Freehold | $1,440 psf |
| DAISY TERRACE | 840m | D13 | Freehold | $1,865 psf |
| SUITES@BRADDELL | 850m | D13 | Freehold | $1,448 psf |
| DAISY PETALS | 850m | D13 | — | — |
| LA DOLCE VITA | 850m | D19 | Freehold | $1,538 psf |
| GOLDEN HEIGHTS | 850m | D19 | Freehold | $1,482 psf |
| DAISY PARK | 860m | D13 | Freehold | $2,137 psf |
| WEMBLY RESIDENCES | 860m | D19 | Freehold | $1,313 psf |
| HOW SUN GARDEN | 870m | D19 | Freehold | $1,861 psf |
| LUSHAN GARDEN | 870m | D19 | Freehold | $1,598 psf |
| DAISY LODGE | 870m | D13 | Freehold | $1,182 psf |
| CAIFU VIEW | 870m | D19 | Freehold | $2,329 psf |
| SURIN GARDENS | 880m | D19 | Freehold | $2,212 psf |
| THE LILIUM | 900m | D19 | Freehold | $2,091 psf |
| PLACE-8 | 900m | D19 | Freehold | $943 psf |
| WATER TERRACE | 900m | D19 | Freehold | $1,095 psf |
| ONE SURIN | 900m | D19 | Freehold | $835 psf |
| THE MORNING GLORY | 900m | D19 | Freehold | $1,219 psf |
| VINA LODGE | 900m | D19 | Freehold | $1,092 psf |
| RAYA GARDEN | 910m | D19 | Freehold | $1,677 psf |
| HILLSGROVE | 910m | D19 | 999 yrs lease commencing from 1878 | $734 psf |
| HIGHLAND ROW | 910m | D19 | Freehold | $1,544 psf |
| RESIDENCES BOTANIQUE | 910m | D19 | Freehold | $1,432 psf |
| THE SCALA | 930m | D19 | 99 yrs lease commencing from 2010 | $1,729 psf |
| SURIN VILLAS | 930m | D19 | Freehold | $622 psf |
| SOLARIS RESIDENCES | 950m | D19 | Freehold | $831 psf |
| BOUNDARY GARDENS | 950m | D19 | — | — |
| TAI KENG VILLAS | 960m | D19 | 99 yrs lease commencing from 1996 | $1,313 psf |
| CLYDESWOOD | 970m | D13 | Freehold | $1,240 psf |
| THE STRADIA | 980m | D19 | Freehold | $916 psf |
| SANFORD PARK | 990m | D19 | Freehold | $2,048 psf |
The private condos list ranked by distance to Serangoon MRT is sorted by walking-distance, not as-the-crow-flies. Singapore’s urban form — built around limited road grids, MRT alignment, and walkway connectivity — means actual walking distance can be 1.3–1.8x the straight-line distance. Each unit’s rated distance reflects this real-walking-distance computation.
Within the shortlist, individual private condos differ on (a) tenure type (mix of freehold, 999-year, and 99-year leasehold), (b) unit-type mix (studio / 1BR / 2BR / 3BR / 4BR), (c) MCST or S&CC fees (for condos vs HDB), and (d) age + facilities standard. The proximity-premium is one variable; the comprehensive evaluation needs all of these. Use the comparison tool to place 2–3 candidates side-by-side on price, PSF, yield, and walkability score.
Cross-reference the list against URA REALIS (for private condo transacted caveats) or the HDB resale portal (for HDB resale transactions) to verify recent per-unit transacted prices. The proximity-premium varies by district and demand cohort; well-connected RCR / OCR with strong upgrader demand tends to see the highest premium, while super-prime CCR sees a smaller relative premium because PSF is already high.
The distance-vs-price curve for Serangoon MRT typically follows a step-function: units 0–500m command the full premium (5–10% for MRT, 3–8% for schools), units 500m–1km command a partial premium (3–5%), and units 1km+ command little to no premium. For yield-focused buyers, the 500m–1km band can offer the best yield-to-price tradeoff — close enough for tenant-demand support but priced below the premium-floor 0–500m tier.
The 1km school-zone threshold is binary in regulatory terms (you either qualify for Phase 2C balloting advantage or you don’t), so for family-stage buyers the cliff is meaningful. For MRT-proximity there’s no equivalent binary threshold, but the walking-time-tolerance threshold typically sits around 8–10 minutes — buyers tolerate longer walks if the segment is otherwise compelling.
Within the shortlist, value-buyers should look for: (a) older private condos in the 500m–1km band with strong fundamentals (freehold tenure or good unit-mix) that are priced below the proximity-premium-floor adjacent stock; (b) private condos in projects where MCST or S&CC fees are lower than comparable proximity-tier stock; (c) units on lower floors in private condos with good orientation, where the floor-band discount partially offsets the proximity-premium. The price heatmap visualises district-level PSF concentration; cross-reference with the URA Property Price Index for cycle context.
FAQ
How many condos are near Serangoon MRT?
What is the average PSF near Serangoon MRT?
How is the distance to Serangoon MRT computed?
Walking distance, not as-the-crow-flies. Singapore’s urban form means actual walking distance is typically 1.3–1.8x the straight-line distance. The list reflects real-walking computation, verified against the LTA MRT system map (for MRT) or Ministry of Education (for schools).
What is the typical proximity premium for Serangoon MRT?
MRT-proximity premium typically runs 5–10% over equivalent units 1km+ away, varying by district and segment.
Does the MRT station affect rental yield?
Yes. MRT-proximate units rent at a 5–10% premium to equivalent further-away units, with shorter letting cycles. This typically improves gross yield by 20–40 basis points.
How does cooling-measure environment affect this list?
The post-April-2023 cooling-measure regime (foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55%) shapes demand-side composition across all districts. Proximity premium remains structural, but the absolute price level reflects the broader demand-supply equilibrium. See IRAS ABSD and the MAS TDSR explainer.
Where can I verify transacted prices for private condos in this list?
The official source is URA REALIS for private residential caveats. ShiokNest aggregates this data into per-project transacted history.
Should I always prioritise proximity to Serangoon MRT?
Honest answer: depends on holding horizon and buyer profile. For family-stage buyers, school-zone proximity is binary-valuable during the 6-year primary-school window. For MRT-proximity, daily commute quality compounds across the holding period. Yield-focused investors should run the ROI calculator with proximity-tier-specific yield assumptions.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA REALIS.
- Distances calculated using haversine formula.
- Transaction data from URA REALIS.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.