Side-by-Side Comparison
| Metric | District 19 — Serangoon/Hougang | District 28 — Seletar/Yio Chu Kang |
|---|---|---|
| Condo Count | 334 | 69 |
| Avg PSF | $1,399 psf | $1,392 psf |
| Median Price | $1,839,090 | $3,692,135 |
| Transaction Volume | 15,671 | 3,553 |
| Avg Walkability | 60.7/100 | 32/100 |
| Avg Investment Score | 49/100 | 43.4/100 |
| Avg TOP Year | 2008 | 2004 |
| Avg Gross Yield | 2.5% | 2.2% |
Price Analysis
District 28 — Seletar/Yio Chu Kang is the more affordable option, with an average PSF that is $7 psf (0.5%) lower than District 19 — Serangoon/Hougang.
In terms of median transaction price, District 19 — Serangoon/Hougang also offers a lower entry point at $1,839,090 compared to $3,692,135.
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 28 — Seletar/Yio Chu Kang wins on price. District 19 — Serangoon/Hougang wins on walkability. District 19 — Serangoon/Hougang wins on investment score. District 19 — Serangoon/Hougang wins on rental yield.
Investment Potential
District 19 — Serangoon/Hougang 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 28 — Seletar/Yio Chu Kang
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| PARC GREENWICH | $1,234 psf | 496 | 496 | 99 yrs lease commencing from 2020 |
| HIGH PARK RESIDENCES | $1,481 psf | 405 | 1,376 | 99 yrs lease commencing from 2014 |
| THE TOPIARY | $1,210 psf | 385 | 700 | 99 yrs lease commencing from 2012 |
| PARC BOTANNIA | $1,591 psf | 204 | 735 | 99 yrs lease commencing from 2016 |
| SELETAR HILLS ESTATE | $1,476 psf | 186 | 0 | 999 yrs lease commencing from 1879 |
Final Verdict
District 19 — Serangoon/Hougang
Pros & Cons
✓ Strengths
- Better walkability score (60.7/100)
- Higher average investment score (49)
- Higher gross rental yield (2.5%)
- More condos to choose from (334 developments)
- Newer average stock (avg TOP 2008)
✗ Considerations
- Higher average PSF ($1,399 psf)
District 28 — Seletar/Yio Chu Kang
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,392 psf)
✗ Considerations
- Lower walkability score (32/100)
- Lower average investment score (43.4)
- Lower gross rental yield (2.2%)
- Fewer condos available (69 developments)
- Older average stock (avg TOP 2004)
Frequently Asked Questions
Which is more affordable, District 19 — Serangoon/Hougang or District 28 — Seletar/Yio Chu Kang?
Is District 19 — Serangoon/Hougang or District 28 — Seletar/Yio Chu Kang 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.