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: 21
- Condos within 1km: 110
- Avg PSF nearby: $1,499 psf
Station Overview
Serangoon is a station on the North-East Line, serving as an interchange station. There are 21 condos within walking distance (500m) and 110 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 | $1,412 psf |
| LA BELLE | 230m | D19 | Freehold | 16 | $1,144 psf |
| THE YARDLEY | 280m | D19 | Freehold | 55 | $1,635 psf |
| SUNSHINE GROVE | 350m | D19 | Freehold | 20 | $1,253 psf |
| SUMMER GROVE | 360m | D19 | Freehold | — | $2,212 psf |
| THE SUNSHINE | 390m | D19 | Freehold | 45 | $1,337 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 | $1,896 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 | — | $1,842 psf |
| SOMMERVILLE RESIDENCES | 490m | D13 | Freehold | 9 | $798 psf |
| GAMBIR GARDENS | 500m | D19 | — | — | — |
| EDEN CREST | 500m | D19 | Freehold | 16 | $1,189 psf |
| FORTUNE VIEW | 500m | D13 | Freehold | 12 | $1,087 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 |
| 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 | $1,485 psf |
| CASA CAMBIO | 600m | D19 | Freehold | $1,553 psf |
| VILLA PONDER ROSA | 630m | D19 | Freehold | $1,661 psf |
| EVANIA | 630m | D19 | Freehold | $1,377 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 | $1,145 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 | $1,121 psf |
| SERENE VIEW MANSIONS | 700m | D13 | Freehold | $1,043 psf |
| SERANGOON PARK | 700m | D13 | Freehold | $1,864 psf |
| SPACE @ KOVAN | 700m | D19 | Freehold | $1,437 psf |
| THE GAZANIA | 730m | D19 | Freehold | $2,195 psf |
| CAMBIO SUITES | 730m | D19 | Freehold | $1,342 psf |
| YIKAI COURT | 740m | D19 | Freehold | $1,123 psf |
| UPPER SERANGOON SHOPPING CENTRE | 740m | D19 | Freehold | $1,108 psf |
| THE ACACIAS | 750m | D13 | Freehold | $1,410 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 | $1,469 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 | $1,534 psf |
| BRADDELL HEIGHTS ESTATE | 780m | D13 | Freehold | $1,613 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 | $1,497 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 | $2,136 psf |
| WEMBLY RESIDENCES | 860m | D19 | Freehold | $1,313 psf |
| HOW SUN GARDEN | 870m | D19 | Freehold | $1,861 psf |
| LUSHAN GARDEN | 870m | D19 | Freehold | $1,807 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 | $748 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 | $1,735 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 |
| THE MINTON | 960m | D19 | 99-year leasehold | $1,370 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 (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 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.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA.
- Distances calculated using haversine formula.
- Transaction data from URA.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.