Grace Park
Overview & Key Facts
Grace Park is a compact freehold strata landed development tucked along the quiet residential streets of Serangoon Garden in District 19. Comprising just 21 units of three-storey semi-detached houses and terrace houses, it occupies an intimate enclave off Lorong Chuan — a neighbourhood synonymous with mature greenery, kampung-inspired community spirit, and some of the most established landed stock in Singapore’s north-east corridor. Freehold tenure here is a genuine rarity: most of the newer private residential launches surrounding the area are 99-year leasehold projects that trade at a significant PSF premium relative to Grace Park’s per-unit pricing.
The development sits within easy reach of two MRT lines and a strong cluster of well-regarded schools, anchored by Cedar Primary and Cedar Girls’ Secondary within 0.77 km. For buyers seeking a freehold strata terrace with landed living character, school-zone convenience, and no lease decay, Grace Park punches above its size. The broader Serangoon Garden precinct — with its beloved hawker village, myVillage mall, and green neighbourhood parks — adds considerable liveability credentials that raw transaction data cannot capture.
A note on data transparency: With only six recorded sales transactions in the ShiokNest database and four rental records, all price and yield figures for Grace Park should be treated as directional indicators rather than market benchmarks. The PSF trend from $1,421 (year 0) to $1,498 (year 1) and then $2,237 (year 2) reflects extreme sensitivity to individual deal composition in a thinly traded development rather than a true 49% price surge. Prospective buyers and sellers should engage a licensed appraiser and review caveat data directly via URA REALIS before making pricing decisions.
Location & Connectivity
Grace Park’s address off Lorong Chuan places it roughly 0.90 km from Lorong Chuan MRT (CC14) on the Circle Line — a measured walk of approximately 10 to 11 minutes in average conditions. In Singapore’s humidity, this sits at the outer edge of comfortable walkability for daily commuting, though many residents manage it with ease during cooler morning hours. The Circle Line at Lorong Chuan connects directly to Serangoon interchange (one stop) and onwards to Bishan, Marymount, and Dhoby Ghaut in the west, and to Bartley, Paya Lebar, and Harbourfront in the east — making the network reach respectable for a development not directly adjacent to a station.
Serangoon MRT interchange (NEL/CCL, NE12/CC13) is 1.04 km away — a 13-minute walk or a very short bus ride. The interchange access to the North-East Line adds Dhoby Ghaut, Orchard, and Harbourfront connections, substantially broadening commute options for residents who work in the CBD or Harbourfront Belt. For drivers, the Central Expressway (CTE) is accessible within five minutes, placing the CBD about 20 minutes away in off-peak conditions and Orchard Road at roughly 15 minutes.
The Serangoon Garden neighbourhood fabric around Grace Park is one of its strongest quality-of-life assets. myVillage at Serangoon Garden is a five-minute drive away, offering a FairPrice Finest supermarket, dining options, and specialty retail. Serangoon Garden Market & Food Centre — a beloved hawker institution — is under 1 km from the development and serves the kind of old-school Singapore food that many newer suburbs have lost. The sprawling NEX mall at Serangoon, one of the north-east’s most comprehensive suburban shopping centres, is accessible in under ten minutes by car or bus. Residents report that Serangoon Garden’s village-like character, low-rise skyline, and leafy streetscapes are among the primary reasons they chose this area over newer high-density options.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Serangoon Secondary School | secondary | Within 1 km |
| Cedar Primary School | primary | Within 1 km |
| Cedar Girls' Secondary School | secondary | Within 1 km |
| Serangoon Garden Secondary School | secondary | Within 1 km |
| Bowen Secondary School | secondary | Within 1 km |
| Yangzheng Primary School | primary | ~1.0 km |
| Xinghua Primary School | primary | ~1.0 km |
| Maris Stella High School (Primary) | primary | ~1.4 km |
Facilities
As a strata landed development, Grace Park is not a condominium and should not be evaluated against the facility menus of large condo projects. There is no swimming pool, clubhouse, or gym within the compound — residents here purchase for the landed lifestyle itself: generous built-up area, a private car porch, personal garden space, and the privacy of a low-density gated enclave. Maintenance fees are correspondingly modest relative to condominium living, with shared cost coverage largely limited to perimeter security, landscaping of common areas, and shared driveway upkeep. This trade-off is typical of Singapore’s strata landed segment and is well understood by buyers entering this market.
The wider Serangoon Garden neighbourhood compensates with accessible public recreational infrastructure. Serangoon Garden Park and the network of park connector routes in the area provide jogging and cycling options without driving. Bishan-Ang Mo Kio Park — one of Singapore’s most popular urban parks with riverside trails and extensive lawn space — is approximately a 10-minute drive. For residents who value outdoor living without being boxed into a condominium compound, this neighbourhood access model suits the owner profile well.
“Living in Serangoon Garden feels like a different Singapore entirely. It’s quieter, greener, and the community actually knows each other. You give up a pool but you gain a garden and a neighbourhood you can be proud of.”
— Resident review, via PropertyGuru
Unit Sizes & Layout
Grace Park’s 21 units are three-storey semi-detached houses and terrace houses on freehold strata land, with land areas of approximately 200 sqm per plot and built-up areas of around 580 sqm (roughly 6,250 sqft) per unit. This is a substantial amount of floor space by Singapore standards — comparable to or exceeding many detached houses in the resale market. Each unit typically includes five bedrooms, four bathrooms, a private car porch accommodating two to three vehicles, a rear garden, balconies on upper floors, and a helper’s room. The three-storey configuration allows a clear separation of public, private, and service spaces that is simply not achievable in apartment living at any price point.
The Serangoon Garden setting shapes the character of these homes considerably. The neighbourhood’s low-rise fabric means no neighbouring tower blocks will loom overhead — units enjoy open sky views across the roofline, mature tree canopies from the surrounding streets, and a streetscape that still feels like the Singapore of an earlier era. The development’s freehold title means buyers inherit perpetual land ownership without the clock running down on tenure — a meaningful distinction in a district where 99-year leasehold condominiums dominate new supply. For families with multigenerational living arrangements, estate planning considerations, or a preference for passing a physical asset to the next generation, freehold strata landed in an established precinct like Serangoon Garden carries a security premium that is difficult to quantify but easy to understand.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $2,164 | $3,830,000 |
| 5 BR | 5 | $1,614 | $4,342,518 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $3,830,000 to $5,000,000, averaging $4,257,098.
Rents range from $6,000 to $7,200 per month across 4 rental transactions. Current rental yield sits at approximately 1.8%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 57.4% (from $1,421 to $2,237 psf).
Neighbourhood Comparison
Positioned against nearby comparables, Grace Park’s freehold status is its defining advantage. Chuan Park — the large 99-year leasehold condominium directly along Lorong Chuan — transacts at around $2,596 PSF (based on its 2024 redevelopment) and offers full condominium facilities including pools, gyms, and social amenities. Buyers weighing the two are ultimately choosing between landed privacy with freehold permanence versus apartment convenience with full facility access. They are not directly substitutable products. Serangoon Garden Estate is the more natural peer — the broader freehold landed precinct surrounding Grace Park — and its PSF of around $1,736 on comparable transactions illustrates that Grace Park commands a modest premium for its strata-managed, gated character within the same catchment.
Compared with the wave of 99-year leasehold condominiums launched in the sub-D19 corridor — Florence Residences ($1,745 PSF), Riverfront Residences ($1,588 PSF), and Affinity at Serangoon ($1,698 PSF) — Grace Park’s freehold strata landed units at approximately $2,164 PSF (based on recent URA caveats) carry a headline PSF premium but deliver an entirely different residential experience: substantially larger floor plates, private outdoor space, no shared lobby, and perpetual title. For buyers with the budget to choose between a large condo unit and a strata semi-detached, the comparison often ends at the physical product rather than the PSF number.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GRACE PARK | Freehold | — | — | — |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,745 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,588 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,698 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,736 |
ShiokNest Scores
Our proprietary scoring system evaluates GRACE PARK across multiple dimensions.
What Residents Say
“The main reason we bought here was Cedar Primary. Being under a kilometre from the school is genuinely life-changing for the registration ballot — and the house itself is wonderful. Spacious, private, and you actually feel like you live in a home rather than a unit.”
— Owner, via 99.co
“Serangoon Garden is one of those neighbourhoods that people who have never lived here underestimate. The hawker centre, the parks, the low-rise feel — it suits families who want space to breathe. We looked at several condos in D19 but nothing compared to having our own garden and driveway.”
— Resident, via PropertyGuru
“Lorong Chuan MRT is about a ten-minute walk which is fine for us since we mostly drive. When the kids need to go to school or tuition independently, the bus connections are good enough. The neighbourhood genuinely feels safe and community-minded.”
— Owner review, via EdgeProp
Strengths & Weaknesses
- Freehold tenure — perpetual ownership with no lease decay risk
- Cedar Primary School within 0.72 km (Phase 2B registration advantage)
- Cedar Girls' Secondary within 0.77 km — strong school cluster for families
- Serangoon Garden neighbourhood character — low-rise, green, community-oriented
- Lorong Chuan MRT (CCL) at 0.90 km — manageable walk or short bus ride
- Serangoon interchange (NEL/CCL) at 1.04 km — two MRT lines accessible
- Three-storey semi-detached scale — ~6,250 sqft built-up, private garden, car porch
- Low-density gated enclave — 21 units means quiet, uncrowded living
- No lease tenure clock — suitable for multigenerational estate planning
- NEX mall and Serangoon Garden hawker village within easy reach
- No condominium facilities — no swimming pool, gym, or clubhouse
- Lorong Chuan MRT at 0.90 km is borderline comfortable in Singapore's heat
- Extremely thin transaction volume (6 sales recorded) — PSF data unreliable for benchmarking
- Gross yield of 1.80% is low even for landed segment — not suitable for rental-income buyers
- Low investment and en-bloc scores reflect limited short-term upside
- Only 21 units means very infrequent resale opportunities — illiquid market
- Maintenance costs for three-storey houses (painting, waterproofing) are owner's full responsibility
- No 24-hour management concierge or security typical of larger condominiums
- PSF data extremely volatile due to thin sample size — fair value hard to establish
Verdict
Grace Park is a niche proposition and it makes no apologies for it. With only 21 units, freehold tenure, and a Serangoon Garden address, it serves a very specific buyer: someone who wants landed living character within Singapore’s broader MRT network, proximity to quality primary and secondary schools, and perpetual ownership without the land-cost barrier of a detached bungalow. For that buyer profile, it is an excellent fit — and that narrow excellence explains the thinness of transaction volume. Owners here rarely sell.
The ShiokNest scores — Walkability 55, Investment 26, En-Bloc 17 — reflect the honest trade-offs of this product type. Walkability is moderate because Lorong Chuan MRT at 0.90 km is manageable but not effortless, and daily errands require either a short drive or bus hop. The low investment score reflects low transaction liquidity and a gross yield of just 1.80% against Singapore dollar interest rates — neither of which are surprises in the strata landed segment, where capital preservation and quality-of-life take priority over rental income metrics. The low en-bloc score is structurally accurate: 21-unit sites rarely assemble at meaningful premium, and most owners here have no intention of selling for en-bloc proceeds.
Buyers should approach Grace Park with clear eyes about what they are acquiring: not a yield play or a short-term flip candidate, but a rare freehold address in one of Singapore’s most characterful residential precincts, within 0.72 km of Cedar Primary School. For the right family — particularly one navigating Singapore’s primary school registration system, where proximity within 1 km confers meaningful Phase 2B advantage — that single attribute alone can justify a significant price premium over comparable freehold stock further from the catchment. Viewed through that lens, Grace Park is one of D19’s more quietly compelling propositions.