Side-by-Side Comparison
| Metric | District 19 — Serangoon/Hougang | District 20 — Bishan/Ang Mo Kio |
|---|---|---|
| Condo Count | 334 | 88 |
| Avg PSF | $1,399 psf | $1,655 psf |
| Median Price | $1,839,090 | $2,575,019 |
| Transaction Volume | 15,671 | 3,534 |
| Avg Walkability | 60.7/100 | 56.9/100 |
| Avg Investment Score | 49/100 | 57.1/100 |
| Avg TOP Year | 2008 | 2005 |
| Avg Gross Yield | 2.5% | 2.2% |
Price Analysis
District 19 — Serangoon/Hougang is the more affordable option, with an average PSF that is $255 psf (16.7%) lower than District 20 — Bishan/Ang Mo Kio.
In terms of median transaction price, District 19 — Serangoon/Hougang also offers a lower entry point at $1,839,090 compared to $2,575,019.
Lifestyle & Accessibility
District 19 — Serangoon/Hougang scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 19 — Serangoon/Hougang wins on price. District 19 — Serangoon/Hougang wins on walkability. District 20 — Bishan/Ang Mo Kio wins on investment score. District 19 — Serangoon/Hougang wins on rental yield.
Investment Potential
District 20 — Bishan/Ang Mo Kio has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 19 — Serangoon/Hougang delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 19 — Serangoon/Hougang
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| CHUAN PARK | $2,596 psf | 844 | 916 | 99 yrs lease commencing from 2024 |
| THE FLORENCE RESIDENCES | $1,743 psf | 827 | 1,410 | 99 yrs lease commencing from 2018 |
| RIVERFRONT RESIDENCES | $1,585 psf | 607 | 1,451 | 99 yrs lease commencing from 2018 |
| AFFINITY AT SERANGOON | $1,697 psf | 587 | 1,012 | 99 yrs lease commencing from 2018 |
| SERANGOON GARDEN ESTATE | $1,735 psf | 456 | 0 | Freehold |
Top 5 Condos in District 20 — Bishan/Ang Mo Kio
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| AMO RESIDENCE | $2,132 psf | 388 | 372 | 99 yrs lease commencing from 2021 |
| JADESCAPE | $2,097 psf | 371 | 1,206 | 99 yrs lease commencing from 2018 |
| THE PANORAMA | $1,822 psf | 206 | 698 | 99 yrs lease commencing from 2013 |
| SKY VUE | $1,967 psf | 166 | 694 | 99-year leasehold |
| SEMBAWANG HILLS ESTATE | $1,931 psf | 161 | 34 | Freehold |
Final Verdict
District 19 — Serangoon/Hougang
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,399 psf)
- Better walkability score (60.7/100)
- Higher gross rental yield (2.5%)
- More condos to choose from (334 developments)
- Newer average stock (avg TOP 2008)
✗ Considerations
- Lower average investment score (49)
District 20 — Bishan/Ang Mo Kio
Pros & Cons
✓ Strengths
- Higher average investment score (57.1)
✗ Considerations
- Higher average PSF ($1,655 psf)
- Lower walkability score (56.9/100)
- Lower gross rental yield (2.2%)
- Fewer condos available (88 developments)
- Older average stock (avg TOP 2005)
Frequently Asked Questions
Which is more affordable, District 19 — Serangoon/Hougang or District 20 — Bishan/Ang Mo Kio?
Is District 19 — Serangoon/Hougang or District 20 — Bishan/Ang Mo Kio better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.