Haus@serangoon Garden
Overview & Key Facts
Haus@Serangoon Garden is a 97-unit strata terrace development on Serangoon Garden Terrace in District 19 (OCR), completed in 2016 and developed by Sparkland Holdings — a joint venture between Hong Realty Private Limited and City Developments Limited (CDL). It holds a 99-year leasehold from 2011, leaving approximately 84 years on the clock as of 2026, which is a genuine long-runway comfort compared to many of its OCR leasehold peers. The development achieved a BCA Green Mark Platinum Award — the first landed residential estate in Singapore to do so — and incorporates 1kW-peak photovoltaic solar panels and a rainwater harvesting system as standard across every terrace.
Haus@Serangoon Garden is not a condominium. It is a private strata terrace estate: 97 inter-terrace and corner terrace houses across a low-rise enclave, each with a basement, two levels, an attic, and a car porch for two vehicles. Inter-terrace units run 1,615–1,913 sq ft of built-up area; corner units reach 2,175–3,144 sq ft. All homes are 5-bedroom with a dedicated family entertainment area. Selected corner units feature private pools. There are no shared condo facilities — no gym, no clubhouse, no shared pool — and that is a deliberate design choice: what residents gain is the character of a private landed home with strata-management convenience and substantially lower per-unit costs.
The 28 sales on record average S$3,180,532 at S$1,987 psf, with 43 rentals averaging S$8,125 per month — a yield of 3.38%. The ShiokNest composite score of 33/100 reflects one defining constraint that overrides every other metric: Ang Mo Kio MRT (North-South Line), the sole MRT option for this address, sits 1.4 km away with no bus stop at the Serangoon Garden Terrace end of the estate. For a development at S$1,987 psf OCR pricing, the MRT accessibility gap is material. This review unpacks exactly who that trade-off works for — and who it does not.
Location & Connectivity
Serangoon Garden Terrace occupies the southern fringe of the Serangoon Garden landed estate — one of Singapore’s most beloved heritage residential enclaves, developed from the 1950s and characterised by wide tree-lined avenues, low-rise bungalow and terrace character, and a village-scale commercial core at the Serangoon Gardens roundabout. Haus@Serangoon Garden sits within this estate proper, inheriting all of its neighbourhood quality while offering a newer 2016-vintage strata structure. The setting is genuinely quiet: no through-traffic, minimal density, mature trees, strong kampung-era community character.
The MRT picture, however, requires honest disclosure. Ang Mo Kio MRT (North-South Line) is the only station serving this address and sits 1.4 km away — over a 20-minute walk. Critically, there is no bus stop at the Serangoon Garden Terrace end of the estate, meaning the MRT journey begins with a walk to a bus stop that takes residents in the opposite direction or to Ang Mo Kio bus interchange directly. In practice, most residents drive or use private hire to access the MRT. This is the single largest functional limitation of the address. The nearest mall, NEX at Serangoon (~2.5 km), is reachable by bus via Lorong Chuan or Serangoon interchange — but again, not walkable. Lorong Chuan MRT (Circle Line) is approximately 2.5 km away via road — a bus or drive, not a meaningful alternative walking option.
Where the location compensates is the village amenity cluster at the Serangoon Gardens roundabout. Chomp Chomp Food Centre — Singapore’s most celebrated supper hawker destination — is a 13-minute walk. The roundabout shophouses host three banks, a Cold Storage supermarket, multiple F&B, independent retailers, a petrol station, and a post office, covering day-to-day errands within a tight 10-minute walk radius. Serangoon Garden Market provides a wet market option. The Serangoon Garden Street Fair — a bi-annual event that closes the estate roads and draws several thousand visitors — is the cultural highpoint of the year and a tangible marker of the community character that makes this estate genuinely different from a generic OCR condo address.
The international school cluster anchors the expat rental demand that underpins the S$8,125 average monthly rent. Stamford American International School, the Australian International School, and Lycée Français de Singapour are all within the Serangoon Garden and Ang Mo Kio / Bishan corridor — families tied to these schools form a meaningful slice of the rental pool. On the MOE side, Bowen Secondary is an unusually close 230 metres (doorstep), and Serangoon Garden Secondary is 660 metres away. Teck Ghee Primary at 840 metres and Maris Stella High at 1.23 km (Catholic boys’ school, popular with the estate’s Catholic resident community) round out a notably strong school proximity story for primary and secondary families.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bowen Secondary School | secondary | Within 1 km |
| Serangoon Garden Secondary School | secondary | Within 1 km |
| Teck Ghee Primary School | primary | Within 1 km |
| Deyi Secondary School | secondary | ~1.0 km |
| Maris Stella High School (Primary) | primary | ~1.2 km |
| Maris Stella High School | secondary | ~1.2 km |
| Xinghua Primary School | primary | ~1.3 km |
| Yuying Secondary School | secondary | ~1.4 km |
Facilities
Haus@Serangoon Garden provides no shared clubhouse, no communal gym, and no shared swimming pool — it is a strata terrace estate, not a condominium. What residents receive instead is a generous private unit envelope: basement, two living levels, an attic space, a car porch accommodating two vehicles, and — for selected corner units — a private pool within the unit boundary. The built-up area of 1,615–3,144 sq ft across all units is materially larger than comparably-priced OCR condominium apartments, and the absence of shared facilities is the explicit trade-off for that space.
The development does deliver two amenity layers that are genuinely meaningful. First, every terrace includes a 1kW-peak photovoltaic solar system — an unusual feature for 2016-era residential development, delivering modest but real electricity-bill offsets and a prestige sustainability credential. Second, a rainwater harvesting system is fitted as standard for garden/irrigation use. Haus@Serangoon Garden was the first landed residential estate in Singapore to be awarded a BCA Green Mark Platinum Award, and the green features are substantive rather than cosmetic.
The upside of the no-shared-facilities structure is straightforward: no monthly maintenance levy. Unlike condominium developments where S$400–800 per month in maintenance fees are standard, Haus@Serangoon Garden terrace owners bear only their own unit maintenance and the strata estate common-area costs, which are minimal. For investor-buyers, this delta adds meaningful basis points to net yield. For owner-occupiers, it translates to a lower ongoing ownership cost relative to the purchase price.
For fitness and recreation, ActiveSG facilities at Ang Mo Kio Hub and the Serangoon Sports Centre cover gym and pool access within a short drive. Bishan-Ang Mo Kio Park (approximately 2.5 km) is one of Singapore’s largest urban parks, popular with cycling, jogging, and weekend families. The Serangoon Garden area also connects to cycling paths along the local park connectors.
Unit Sizes & Layout
The 97 units at Haus@Serangoon Garden divide into two configurations: 77 inter-terrace houses at 1,615–1,913 sq ft of built-up area, and 18 corner terrace units at 2,175–3,144 sq ft. All units are configured as 5 bedrooms plus a dedicated family entertainment area across a basement, two main levels, and an attic. Selected corner units have private pools within the unit boundary — an unusual specification for a strata terrace at this price point. The car porch comfortably fits two vehicles. The overall unit design is generous, coherent, and built to a standard expected of a CDL-backed joint-venture development.
The 2016 vintage means units carry contemporary finishes: integrated home automation systems, quality kitchen fittings, and energy-efficient specifications mandated by the Green Mark Platinum certification. Buyers should not expect 1990s renovation requirements; the product was delivered to a high standard and requires modest, if any, refreshing for rental or own-stay use. The solar PV and rainwater harvesting systems add sustainability credentials that are genuinely factored into the expat-tenant profile that drives the S$8,125 average monthly rent.
The transaction dataset is thin but meaningful: 28 sales at an average of S$3,180,532 (S$1,987 psf) and 43 rental transactions at an average of S$8,125 per month. The rental dataset notably exceeds the sales count, which signals a high investor-to-owner-occupier ratio — consistent with the profile of an expat-school-anchored rental asset where landlord-buyers hold on yield rather than trading actively. The PSF trend is constructive: from S$1,726 (Year 1) through S$1,926 (Year 3) to S$2,192 (Year 5), representing a +27% appreciation over five years. The Profitability score of 68/100 reflects this capital appreciation track record, which is the strongest quantitative argument in the investment case.
Buyers comparing Haus@Serangoon Garden at S$1,987 psf against area competitors should note the product category difference. Chuan Park (S$2,596 psf, 99yr, 916 units) is a conventional condominium with full shared facilities but a much smaller private unit envelope. Affinity at Serangoon (S$1,698 psf, 99yr) and The Florence Residences (S$1,745 psf, 99yr, 1,410 units) are large-scale condos with full facilities at lower psf. The Serangoon Garden Estate (S$1,736 psf, freehold) provides the freehold landed comparable. The premium Haus@Serangoon Garden commands over these alternatives reflects the combination of large private unit area, 2016 construction quality, CDL JV pedigree, and the address premium of the Serangoon Garden heritage estate — offset by the MRT distance that the market correctly prices in.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 16 | $1,872 | $3,081,681 |
| 5 BR | 12 | $1,453 | $3,312,333 |
Pricing & Market Position
Based on 28 recorded transactions, sale prices range from $2,500,000 to $3,880,000, averaging $3,180,532 (~$1,987 psf).
Rents range from $5,000 to $11,000 per month across 43 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 49.4% (from $1,467 to $2,192 psf).
Neighbourhood Comparison
The comparison field for Haus@Serangoon Garden splits across product categories. On the condominium side within D19, Chuan Park (S$2,596 psf, 99yr, 916 units) is the premium OCR large-scale benchmark — full facilities, excellent NEL/CCL connectivity at Lorong Chuan MRT, but a conventional apartment envelope far smaller than Haus’s terraces. Affinity at Serangoon (S$1,698 psf, 99yr) and The Florence Residences (S$1,745 psf, 99yr, 1,410 units) both sit ~15% below Haus on psf with full condominium facilities and meaningfully better MRT access. Riverfront Residences (S$1,588 psf, 99yr) is the budget anchor of the D19 leasehold cohort, with Hougang MRT connectivity. The Serangoon Garden Estate (S$1,736 psf, freehold) is the landed freehold comparable — older stock but no lease decay risk.
The honest framing: buyers choosing between Haus@Serangoon Garden and Chuan Park or Affinity at Serangoon are choosing between two genuinely different product categories, not just price points. The condominium alternatives deliver better MRT walkability, full shared facilities, and higher transaction liquidity at lower or comparable psf. Haus@Serangoon Garden delivers more private living space, the Serangoon Garden village lifestyle, zero maintenance fees, and a 2016 CDL JV build quality — but demands car dependency as the price. Neither choice is wrong; the decision is a lifestyle and commute preference, not a pure value-for-money calculation. Buyers who frame it as “why pay more for worse MRT?” are answering the wrong question. The correct question is: “Am I a car household that will live in the estate and use Chomp Chomp as my hawker? Or am I an MRT commuter who needs walkable rail access?” The answer to that question determines the right development cleanly.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HAUS@SERANGOON GARDEN | 99 yrs lease commencing from 2011 | — | — | $1,987 |
| 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 HAUS@SERANGOON GARDEN across multiple dimensions.
What Residents Say
“We chose Haus because of the space and the village feel. Nothing in Singapore at this price point gives you five bedrooms, your own car porch, and Chomp Chomp as your neighbourhood hawker. Yes, you need a car — but we have a car. The solar panels are a nice touch and the maintenance fees are zero. We’ve been very happy.”
— Owner-occupier family on lifestyle and facilities trade-offs via PropertyGuru project discussion
“We rent here through the Australian International School. The unit is massive, our kids have their own rooms and a proper entertainment area, and Chomp Chomp is genuinely fifteen minutes on foot. Our landlord handles everything efficiently. The MRT is a drive away but we have a car. Renewal was an easy decision.”
— Expat tenant family on school-proximity rental experience via Expat Living Singapore — Serangoon Gardens
“Loved the concept, loved the area, loved the green features. Walked away because of the MRT. We specifically looked at what the daily commute would look like without a car, and the answer was: two buses and a long walk. At this price, that’s not a trade we were willing to make.”
— Prospective buyer who declined citing MRT accessibility via Stacked Homes — Haus@Serangoon Gardens review
The resident and prospect community splits consistently along a single axis: car ownership. Owner-occupier buyers with cars find the Serangoon Garden estate character, the Chomp Chomp walkability, and the spatial generosity of the terrace format a compelling package. Expat tenants anchored to the international school cluster treat the address as highly desirable and renew tenancies at above-OCR rents. The subset that cannot or will not drive — and who model daily public-transport commutes from this address — self-select out. This is a healthy market signal: the buyer and tenant pool Haus@Serangoon Garden attracts is genuinely aligned with what the asset delivers. The mismatch cases are visible and predictable, not hidden.
Strengths & Weaknesses
- Serangoon Garden village character — heritage estate with irreplaceable neighbourhood soul, Chomp Chomp Food Centre at 13-min walk
- Large private unit footprint — 1,615–3,144 sq ft built-up, 5BR + entertainment area, basement + attic, car porch for 2
- Zero monthly maintenance fees — strata terrace format eliminates shared-facilities levy (savings vs comparable condo: S$400–800/month)
- 2016 CDL joint-venture build quality — BCA Green Mark Platinum, solar PV + rainwater harvesting standard
- Strong international school rental demand — Stamford American, Australian International School, Lycée Français all within corridor
- Good MOE school proximity — Bowen Secondary 230m (doorstep), Serangoon Garden Secondary 660m, Teck Ghee Primary 840m
- Robust expat rental market — 43 rental transactions at S$8,125 average, 3.38% gross yield on no-maintenance-fee base
- Solid 5-year capital appreciation — PSF grew S$1,726 → S$2,192 (+27%), Profitability 68/100
- 84 years lease remaining — long runway, no financing cliff risk within a 15–20yr investment horizon
- Private pool option — select corner units include within-unit private pool (rare at this price tier in OCR)
- Bishan-Ang Mo Kio Park within 2.5km — major green belt, cycling paths, riverside recreation
- NEX mall and Ang Mo Kio Hub within short drive — major retail and MRT interchange accessible
- Single MRT — Ang Mo Kio NSL at 1.4km (over 20-min walk), no bus stop at Serangoon Garden Terrace end of estate
- Car dependency is effectively mandatory — residents without private vehicles face significant daily public transport friction
- No shared condo facilities — no communal gym, no shared pool, no clubhouse; pure terrace estate format
- Investment score 33/100 — MRT gap suppresses rental price ceiling and resale liquidity vs better-connected OCR condos
- En-Bloc 17/100 — individual strata terrace plots have structurally poor collective-sale economics compared to condo towers
- Thin transaction dataset — 28 sales across 97 units limits public price discovery; wider bid-ask spreads on resale
- PSF S$1,987 commands a premium vs comparable-connectivity OCR condos (Affinity at S$1,698, Florence at S$1,745)
- Serangoon Garden estate is not serviced by a bus at all end points — routing varies and coverage gaps exist within enclave
- CBD commute by public transport is multi-bus/MRT-transfer dependent — city-bound workers face meaningful journey times
- Lorong Chuan MRT (Circle Line) is ~2.5km by road — not a realistic walking alternative to Ang Mo Kio NSL
Verdict
Haus@Serangoon Garden is a coherent product with a specific, well-defined buyer profile. It offers the spatial generosity and character of landed living, the convenience of strata maintenance, a 2016-vintage construction standard from a CDL joint-venture developer, BCA Green Mark Platinum sustainability credentials, a genuinely beloved neighbourhood in the Serangoon Garden estate, one of Singapore’s most celebrated food destinations (Chomp Chomp) at a 13-minute walk, and a strong international-school rental demand pool. The profitability track record is real: S$1,726 to S$2,192 psf over five years (+27%) confirms the estate commands durable buyer conviction.
The case against is dominated by one factor: Ang Mo Kio MRT at 1.4 km is the only MRT, and it is not walkable. There is no bus stop at the Serangoon Garden Terrace end of the estate. For households that are car-dependent, this is a manageable inconvenience. For households that commute by public transport, it is a daily friction that the S$1,987 psf price tag does not adequately compensate relative to the better-connected OCR condo cohort. The Investment score of 33/100 and En-Bloc score of 17/100 (small strata terrace plots are structurally poor en-bloc candidates compared to condominium towers) both reflect the structural limitations that temper the capital-upside case.
The yield story is genuinely interesting for the right investor. Forty-three rental transactions averaging S$8,125 per month on a unit that averages S$3,180,532 purchase price produces a 3.38% gross yield — credible for D19 OCR, driven by expat families from Stamford American, the Australian International School, and Lycée Français. The absence of monthly maintenance fees improves net yield further. For an investor who plans to own the asset for 10–15 years, benefits from the 84-year remaining lease (no cliff risk within that horizon), drives to the MRT or airport themselves, and targets the expat school-proximity rental pool, Haus@Serangoon Garden is a defensible, differentiated asset. For owner-occupiers who commute by MRT daily, or buyers expecting rapid capital growth and high liquidity, the limitations are harder to justify at the prevailing PSF.
The ShiokNest composite of 33/100 captures the bifurcated thesis accurately: the lifestyle score (8.5/10) and neighbourhood score (7.0/10) are among the highest any OCR address can achieve; the transport score (4.5/10) and investment score (5.5/10) drag the composite down to reflect the structural MRT and en-bloc constraints that the market has durably priced in. This is a property for buyers who understand exactly what they are purchasing: a characterful, spacious, well-built strata terrace in one of Singapore’s most beloved heritage villages, with a commute that requires a car.