Cardiff Residence
Overview & Key Facts
Cardiff Residence is a compact 163-unit condominium at 101–103 Cardiff Grove in District 19, developed by World Class Developments (Central) Pte Ltd and designed by Huay Architects. Completed in 2015 on a 99-year lease commencing 2011, the development comprises two blocks of five storeys on a 5,860-square-metre site — a deliberately low-rise, low-density footprint that sets it apart from the surrounding mega-developments along the Serangoon corridor.
At a current average of $1,624 psf with a median price of $715,000 and a gross rental yield of 4.53%, Cardiff Residence is one of the strongest yield plays in the OCR. That 4.53% figure is not a statistical artefact — it reflects the combination of compact, investor-friendly unit sizes (starting from 398 sqft for a one-bedder) and steady rental demand driven by proximity to Lorong Chuan MRT on the Circle Line, just 420 metres away. The median price of $715,000 places Cardiff Residence firmly in the sub-$800K quantum bracket that Singaporean investors favour for rental portfolios: low cash outlay, manageable mortgage, and a tenant base of young professionals and couples who value MRT access over sprawling facilities.
The trade-off is straightforward. At 163 units across five storeys, Cardiff Residence delivers basic condominium facilities — a pool, gym, BBQ pits, and a function room — but nothing approaching the resort-scale amenities of nearby mega-developments like Affinity at Serangoon (1,012 units) or The Florence Residences (1,410 units). Buyers choosing Cardiff Residence are making a conscious decision: MRT proximity and yield over facilities and scale. For investors and singles, that is often the correct trade.
Location & Connectivity
Cardiff Residence sits on Cardiff Grove, a quiet residential street in the Lorong Chuan landed-housing enclave of Serangoon. The immediate surroundings are low-rise — predominantly landed properties and walk-up apartments — giving the development a sense of neighbourhood calm that belies its proximity to the Circle Line. Residents describe hearing “birds chirping and frogs croaking on rainy days,” a character note that speaks to the genuine tranquillity of the Cardiff Grove pocket.
The neighbourhood’s most distinctive lifestyle asset is Chomp Chomp Food Centre in Serangoon Gardens — one of Singapore’s most celebrated hawker centres, famous for its BBQ stingray, satay, and Hokkien mee — approximately a 10-minute stroll from the development. The broader Serangoon Gardens precinct offers myENGLISH schoolhouse, Serangoon Garden Market, boutique cafes, and a village-like atmosphere that contrasts sharply with the mass-market malls further afield.
For comprehensive retail, NEX at Serangoon MRT is the anchor mall — one of the largest suburban malls in Singapore with FairPrice Finest, a cinema, and over 300 retail units. Closer to home, the NTP+ hub and coffeeshops along Serangoon Garden Way provide daily essentials within walking distance. Groceries are covered by FairPrice, Fortune Supermarket, and Giant all within a 1 km radius.
The school catchment includes CHIJ Our Lady of Good Counsel at just 370 metres (within the 1 km priority-enrolment band), Zhonghua Primary School at 670 metres, and St. Gabriel’s Primary School at 730 metres. Secondary schools within range include Maris Stella High School (960 m) — a popular SAP school — and Cedar Girls’ Secondary (1.1 km). Families with school-age children have genuine options here.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Serangoon Secondary School | secondary | Within 1 km |
| Maris Stella High School (Primary) | primary | Within 1 km |
| Maris Stella High School | secondary | Within 1 km |
| Bowen Secondary School | secondary | ~1.0 km |
| Cedar Primary School | primary | ~1.1 km |
| Cedar Girls' Secondary School | secondary | ~1.1 km |
| Serangoon Garden Secondary School | secondary | ~1.1 km |
| Xinghua Primary School | primary | ~1.5 km |
Facilities
Cardiff Residence’s facility provision must be evaluated against its 163-unit scale. The development is not trying to be a resort — and at five storeys across two blocks, it physically cannot deliver the aquatic complexes, tennis courts, and sky terraces of a 1,000-unit mega-development. What it offers is functional and reasonably well-maintained: a swimming pool with a sunbathing deck, a wading pool for children, a poolside lounge area, a fitness corner with basic equipment, a sauna room, two BBQ pits, a children’s playground, and a function room for private events.
“Facilities are well kept and updated. I was quite surprised how well maintained it was for a smaller condo. It’s an extremely nice place to live in.”
— Resident review via PropertyGuru
The sauna room is an unexpected touch for a boutique development at this price point — most sub-200-unit condos in the OCR omit it entirely. The two BBQ pits are generally easy to book given the small resident population, and the function room accommodates modest gatherings. The pool, while compact, rarely feels overcrowded precisely because 163 households generate less peak-hour demand than the 500–1,500 unit developments that dominate modern launches.
The honest limitation: there is no tennis court, no full-size gymnasium (the fitness corner is open-air), no sky terrace, and no clubhouse lounge. Residents who work out seriously will need an external gym membership. Families with teenagers may find the recreational options thin. But for the investor-landlord audience that Cardiff Residence predominantly serves, the facilities are adequate for tenant expectations at the $2,600–$2,700 monthly rent bracket — and the low maintenance fees that come with a small development are a direct benefit to rental yield.
Unit Sizes & Layout
Cardiff Residence offers a wide unit mix for its size, ranging from 398 sqft one-bedroom units to 2,024 sqft four-bedroom penthouses across 11 distinct floor-plan types. The breakdown includes one-bedroom (398–538 sqft), one-bedroom with study (420–441 sqft), two-bedroom (517–646 sqft), two-bedroom with study (603–775 sqft), and three-bedroom (1,076 sqft) configurations, with penthouses available in one-bedroom through four-bedroom-plus-study layouts (721–2,024 sqft). The penthouse units feature high ceilings that residents specifically praise.
The compact unit sizes explain the median transaction price of $715,000 — well below the district average. This is by design: World Class Developments targeted the investor and singles market rather than the family upgrader segment. Layouts are efficient with minimal wasted corridor space, enclosed kitchens on the larger units, and balconies that function as genuine living extensions rather than token ledges. The five-storey height limit means no lift waiting times to speak of, and every unit benefits from the low-rise airflow and natural ventilation that taller developments cannot replicate.
“A nice, cosy little haven for singles. The condo manager is very helpful. The balcony is a nice extension — gives a spacious and open feel to the unit. Very calming vibes around the development.”
— Owner-occupier, one-bedroom, via PropertyGuru
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 35 | $1,570 | $659,884 |
| 1 BR | 10 | $1,358 | $799,400 |
| 3 BR | 10 | $1,161 | $1,288,700 |
| 4 BR | 2 | $981 | $1,505,000 |
| 5 BR | 2 | $1,080 | $2,174,000 |
Pricing & Market Position
Based on 59 recorded transactions, sale prices range from $586,000 to $2,548,000, averaging $870,084 (~$1,607 psf).
Rents range from $1,500 to $4,000 per month across 303 rental transactions. Current rental yield sits at approximately 4.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 13.9% (from $1,308 to $1,491 psf).
Neighbourhood Comparison
In the Lorong Chuan and broader Serangoon corridor, Cardiff Residence ($1,624 psf, 99-year from 2011, ~84 years remaining) competes in a fundamentally different weight class from its neighbours. The new-launch Chuan Park ($2,596 psf, 916 units, TOP 2028) sits directly on Lorong Chuan MRT and commands a 60% PSF premium for brand-new finishes, full-scale facilities, and direct station access — but at $1.4–$2.2 million entry prices, it targets a wholly different buyer profile. Cardiff Residence’s $715K median entry is less than half of Chuan Park’s starting quantum.
The Florence Residences ($1,743 psf, 1,410 units, 99-year from 2018) offers a newer build, superior facilities, and Hougang MRT proximity at a 7% PSF premium. It is the natural comparison for buyers who want more space and amenities but are willing to sacrifice Cardiff’s superior yield. Affinity at Serangoon ($1,697 psf, 1,012 units) similarly offers a larger-scale development with more comprehensive facilities at a comparable PSF, though its MRT access (Serangoon North, opening with the Cross Island Line) remains a future promise. Riverfront Residences ($1,585 psf, 1,451 units) undercuts Cardiff on PSF but trades at Hougang rather than Lorong Chuan, with weaker MRT connectivity.
Cardiff Residence’s competitive edge is the yield-to-quantum ratio. At $715K median with 4.53% gross yield, no competitor in the immediate cluster matches both figures simultaneously. Buyers choosing Cardiff over Florence or Affinity are accepting smaller units and fewer facilities in exchange for lower capital outlay, higher yield, and proximity to one of the Circle Line’s most convenient stations.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CARDIFF RESIDENCE | 99 yrs lease commencing from 2011 | 2015 | 163 | $1,607 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
Lease Decay Analysis
The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CARDIFF RESIDENCE across multiple dimensions.
What Residents Say
“The high ceiling makes the 1-room pad feel airy. It’s quiet and you actually hear birds chirping and frogs croaking on rainy days. The area is surrounded by beautiful landed properties and it takes about 20 minutes to reach town. Very calming vibes around the development.”
— Owner-occupier, one-bedroom, via PropertyGuru
“Lor Chuan MRT is nearby and a bus stop is just a few steps away. Amenities and coffeeshop are a 7-minute walk. You can stroll to Serangoon Gardens Market and Chomp Chomp for supper. Facilities are well kept and updated. It’s an extremely nice place to live in.”
— Resident review via PropertyGuru
“A nice, cosy little haven for singles. The condo manager is very helpful. The balcony gives a spacious and open feel. Only drawback is that it can be a bit too close to the road — and it’s a small project without full facilities compared to normal sizable condos.”
— Resident review via PropertyGuru
Strengths & Weaknesses
- Standout 4.53% gross rental yield — among the highest in the Serangoon OCR corridor
- Low quantum entry: $715K median price enables sub-$800K investment with manageable mortgage
- Lorong Chuan MRT (Circle Line) just 420 m away — direct access to Bishan, one-north, Buona Vista
- Quiet landed-housing enclave setting with genuine tranquillity and low-rise surroundings
- Walking distance to Chomp Chomp Food Centre and Serangoon Gardens lifestyle precinct
- CHIJ Our Lady of Good Counsel within 370 m (1 km priority enrolment band)
- Strong PSF appreciation: $1,299 → $1,715 psf (32% growth) with steady upward trajectory
- 84 years remaining on lease — comfortable runway for CPF usage and bank financing
- Low maintenance fees from 163-unit scale — directly benefits rental yield margin
- Limited facilities: no tennis court, no full gym, no sky terrace — basic pool, 2 BBQ pits, fitness corner only
- Small 163-unit development lacks the community scale and amenity depth of mega-condos
- Compact unit sizes (median $715K) — not suited for families needing 3+ bedrooms at spacious layouts
- Road proximity: some units face Cardiff Grove with noticeable traffic awareness
- 75-year CPF threshold arrives in approximately 9 years (2035) — will affect future buyer financing
- Walkability score 53/100 — car or bus needed for destinations beyond the immediate neighbourhood
- Chuan Park (916 units, TOP 2028) will introduce rental competition from newer stock nearby
- Five-storey height limit means no high-floor panoramic views — maximum elevation is modest
Verdict
Cardiff Residence is a specialist product — and understanding that specialisation is the key to evaluating it correctly. This is not a family condo. It is not a resort-style lifestyle development. It is, fundamentally, one of the most efficient rental-yield machines in District 19: a compact, well-located, low-maintenance development that delivers 4.53% gross yield at a sub-$800K entry point, with Lorong Chuan MRT just five minutes away on foot.
The PSF appreciation story reinforces the investment case: $1,299 psf rising to $1,715 psf represents a 32% gain that tracks comfortably with the broader OCR market. The upcoming Chuan Park redevelopment (916 units, $2,596 psf, TOP 2028) will bring significant new residential supply and amenities to the Lorong Chuan precinct, which should support long-term property values in the immediate vicinity — though it also introduces rental competition from newer stock.
The limitations are equally clear. At 163 units and five storeys, the facilities are basic: functional pool, modest gym, two BBQ pits. There is no tennis court, no clubhouse, and no sky terrace. The 84-year remaining lease is comfortable for now, but the 75-year CPF threshold arrives in approximately 9 years (around 2035), which will begin to affect buyer financing options and narrow the resale pool. Capital appreciation will likely moderate from here, constrained by the lease decay profile and the abundance of newer, better-facilitated alternatives in the neighbourhood.
For yield-focused investors seeking a low-quantum entry into the Serangoon corridor, Cardiff Residence remains a strong proposition. For owner-occupiers — particularly families — the limited facilities and compact unit sizes make it a less natural fit. Buy it for the yield, hold it for the location, and recognise that its ceiling is defined by its scale.