Serenity Park
Overview & Key Facts
Serenity Park is a 179-unit freehold condominium at Tamarind Road in District 28, developed by Bullion Holdings Pte Ltd under the Far East Organization banner and completed in 1995. The development occupies a generous 23,045 sqm land area across 6 low-rise residential blocks, set within the quiet, nature-proximate Seletar–Yio Chu Kang corridor — one of Singapore’s most distinctly residential and low-density districts.
At nearly 30 years of age, Serenity Park sits in the mature generation of Singapore condominium developments — a vintage that confers both advantages and considerations. The freehold tenure is the headline asset: in a land-scarce city where most new-generation condominiums carry 99-year leases, a freehold title on a 23,045 sqm site in the established Serangoon–Yio Chu Kang corridor represents permanent land ownership with no lease-decay exposure. Far East Organization’s involvement as developer is also a meaningful signal of build quality for the era: Far East is one of Singapore’s largest and most established private developers, with a reputation for residential quality, landscaping, and long-term estate management that was well established by 1995.
The development’s 179 units are distributed across six blocks, offering 2- and 3-bedroom configurations ranging from approximately 1,096 to 1,604 sqft — a unit size profile well suited to families and upgraders seeking genuine living space rather than compact investment-grade floor plates. At an average transacted PSF of $1,117 against a freehold title, Serenity Park occupies the value-with-quality tier of the Singapore residential market: meaningfully below the $1,500–$2,000 PSF threshold of newer D28 launches, yet offering permanent ownership, established landscaping, and a full facilities suite on a large land parcel.
The average rent of $3,311 per month against the $1,117 average PSF implies a gross yield of approximately 3.5–4.0% depending on unit size — a yield profile that is meaningfully above the 1.5–2.5% typical of mass-market new launches, and that reflects the value pricing of a mature freehold asset against functional rental demand in the Yio Chu Kang–Seletar corridor from working families, expat households associated with the Seletar Aerospace Park cluster, and professionals commuting via the North-South Line.
Location & Connectivity
Serenity Park sits on Tamarind Road in the Seletar–Yio Chu Kang sub-district of District 28 — a neighbourhood defined by low-rise residential character, proximity to nature reserves and reservoir parks, and a distinctly unhurried pace that sets it apart from the denser heartland districts of Ang Mo Kio and Bishan to the south. Tamarind Road itself is a quiet residential street lined with mature trees, flanked by landed housing estates and a smaller cluster of condominium developments.
MRT connectivity is the defining challenge for this address. Yio Chu Kang MRT (NS15) on the North-South Line is approximately 1,691 metres from the development — a 20–22 minute walk that most residents will find impractical for daily commuting. Bus services along Yio Chu Kang Road serve as the primary first-mile solution, connecting residents to Yio Chu Kang MRT in under 10 minutes by bus. Looking ahead, the upcoming Cross Island Line (CRL) introduces Tavistock station (CR10) at Ang Mo Kio Avenue 10, approximately 1.5–2 km to the southwest, which will materially improve cross-island connectivity when it opens around 2030 — a meaningful medium-term infrastructure tailwind for D28 property values.
The nature amenity of this address is exceptional by Singapore condominium standards. Lower Seletar Reservoir Park is within a short drive or cycle, offering waterfront jogging paths, bird-watching hides, and family recreation space in one of Singapore’s less-crowded nature corridors. The Seletar Country Club, with its golf course and recreational facilities, is a short distance north. The broader Thomson–Seletar green corridor connecting Lower Peirce Reservoir, Central Catchment Nature Reserve, and Seletar Reservoir provides an almost unbroken belt of greenery accessible within minutes of Tamarind Road.
Day-to-day amenities require a short bus or car trip. Yio Chu Kang Road carries a cluster of food courts, coffeeshops, and neighbourhood shops; Ang Mo Kio Hub and Jubilee Square are the nearest major retail destinations (10–15 minutes by bus). The Seletar Mall at Fernvale, opened in 2014, is the district’s most convenient mid-size mall with supermarket, cinema, and F&B. For school-going families, the D28 corridor offers strong choices: Rosyth School (primary), Yio Chu Kang Secondary, Anderson Secondary, and Anderson Serangoon Junior College are all within the district, with Nanyang Polytechnic and the Singapore Institute of Technology at Clementi campus accessible via transit.
The Seletar Aerospace Park adds a localised employment node to the district’s character. As Singapore’s dedicated aerospace cluster — home to maintenance, repair, and overhaul (MRO) operators, aviation training facilities, and supporting industrial firms — the Park generates a consistent pool of technically-skilled resident and expatriate employees who require housing in the D28 corridor. This aerospace-adjacent demand partially explains the $3,311 average monthly rent at Serenity Park, which is solid for a 30-year-old condo at $1,117 PSF, and supports yield sustainability for investors.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | tertiary | ~1.6 km |
| Institute of Technical Education (College Central) | tertiary | ~1.9 km |
Facilities
Serenity Park’s facilities programme is comprehensive for a 179-unit development of its 1995 vintage, spanning a range of recreational amenities across the 23,045 sqm land area that most similarly-sized contemporary condominiums cannot match. The large site area translates directly into meaningful open space between the six residential blocks — mature landscaping, open lawns, and shaded communal areas that create a resort-like ground plane environment notably absent from the land-constrained new launches of recent years.
Core facilities include a full-size swimming pool, gymnasium, tennis court, squash court, and badminton court — a multi-sport recreational suite that reflects the relatively generous facilities budget of Far East Organization’s 1990s residential developments. The BBQ pavilions and clubhouse provide communal entertainment space suitable for residents of the 179-unit community. A putting green adds a distinctive leisure feature rarely found in condominiums outside the premium end of the market, and speaks to the original Far East positioning of Serenity Park as a quality leisure-focused residential estate rather than a density-maximised development. A sauna and multi-purpose room round out the indoor recreational offering.
The development is secured with 24-hour security and covered carparks, addressing the practical day-to-day requirements of a family-oriented community in a district where car ownership rates remain higher than the city average. The 6-block layout — typical of Far East’s 1990s residential estate format — creates a spread-out, low-rise streetscape within the compound rather than the high-density tower-in-podium model of newer developments, reinforcing the private estate character.
The principal concession on facilities relative to newer developments is the absence of a 50-metre lap pool, rooftop sky lounge, or full-service concierge — premium amenities that have become standard expectations at new launches in the $1,500 PSF tier. For residents whose primary recreational outlet is the nearby Lower Seletar Reservoir Park, Seletar Country Club, or the broader Seletar–Thomson nature corridor, the in-development facilities serve as a practical complement rather than the primary leisure infrastructure. For families who do rely primarily on in-development facilities, the multi-sport courts, pool, and generous outdoor space are adequate and well-maintained.
Unit Sizes & Layout
Serenity Park’s 179 units are configured exclusively in 2- and 3-bedroom layouts, with 22 floor plan variants spanning 1,096 to 1,604 sqft — a size range that is generous by contemporary Singapore standards, where equivalent bedroom counts in new-launch condominiums increasingly compress to 700–900 sqft in the mass-market tier. The practical implication for residents is tangible: living rooms, bedrooms, and kitchens at Serenity Park read as full-sized rooms rather than the spatially optimised (and spatially constrained) configurations of post-2010 developments.
The 2-bedroom configurations start from approximately 1,096 sqft — a floor area that most contemporary Singapore developers would designate as a 3-bedroom unit, reflecting the generational shift in unit sizing since the development’s 1995 completion. The 3-bedroom units extend to approximately 1,604 sqft, providing family-adequate space with separate bedrooms, a full kitchen, and a utility room in many configurations. Buyers upgrading from HDB flats will find the space quantum familiar and the spatial quality of the rooms notably superior to the floor-area-similar configurations of more recent private developments.
The 1995 vintage does carry predictable design characteristics of the era: enclosed kitchens rather than open-plan layouts, a more compartmentalised bedroom-corridor-living flow, and bathroom specifications (tiles, fittings) that most buyers will wish to renovate. The structural bones of a Far East Organisation 1995 development are solid, but the interior finishes are 30 years old and budgeting for a renovation is a realistic purchase expectation. The positive counterpart is that buyers purchasing at $1,117 PSF have capital headroom to fund a full renovation and still remain well below the all-in cost of a comparable-size new launch in the same district.
Resale transactions are thinly distributed — 27 recorded transactions reflects the characteristically low turnover of a freehold development where long-hold owner-occupier residents predominate. This low transaction volume means price discovery is less frequent than at high-turnover developments; buyers should model comparable transactions from nearby freehold D28 condos to supplement Serenity Park-specific data when assessing entry price.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 19 | $1,132 | $1,400,405 |
| 4 BR | 8 | $1,081 | $1,653,125 |
Pricing & Market Position
Based on 27 recorded transactions, sale prices range from $1,150,000 to $1,770,000, averaging $1,475,285.
Rents range from $1,800 to $5,000 per month across 167 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 27.3% (from $1,059 to $1,348 psf).
Neighbourhood Comparison
Within the freehold D28 corridor, the most directly comparable development to Serenity Park is Seletar Hills Estate (freehold, 2002, Seletar Hills Drive) — a similarly low-density, nature-proximate development in the same sub-district, with comparable unit size profiles and a resident demographic that mirrors Serenity Park’s owner-occupier family profile. Seletar Hills Estate transacts at approximately $1,100–$1,400 PSF depending on block and level, broadly in line with Serenity Park’s $1,117 average PSF, reflecting the similar freehold, mature, low-density value proposition of the Seletar corridor.
The Grenville (freehold, 1999, Seletar Road, D28) is another relevant comparable — a smaller freehold development in the same geographical pocket that has traded at $1,200–$1,350 PSF in recent years. The pricing premium of The Grenville over Serenity Park’s recent $1,117–$1,348 PSF range likely reflects its newer vintage and somewhat more contemporary unit configurations, rather than any fundamental locational or tenure advantage.
At the newer end of the D28 spectrum, The Panorama (99-year leasehold, 2016, Ang Mo Kio Avenue 2, on the D28–D20 boundary) represents the leasehold alternative for buyers who prioritise MRT proximity — it transacts at approximately $1,200–$1,400 PSF and benefits from closer proximity to Yio Chu Kang MRT. The comparison illustrates the standard D28 trade-off: freehold Tamarind Road assets like Serenity Park offer tenure permanence and space at a PSF discount to newer leasehold addresses, but require greater transport self-sufficiency.
For buyers considering Serenity Park against newer D28 freehold launches, the relevant comparison is the total cost of ownership rather than headline PSF. A brand-new 3-bedroom freehold launch in D28 in 2024–2026 would likely price at $1,800–$2,200 PSF for approximately 1,000–1,200 sqft — implying a total quantum of $1.8M–$2.6M for a smaller unit. Serenity Park’s 3-bedroom units at approximately 1,400–1,600 sqft transact at $1.5M–$1.9M total, offering materially more space at a lower total quantum with equivalent freehold tenure — the renovation cost differential is unlikely to close the space and total-cost gap.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SERENITY PARK | Freehold | 1995 | 179 | — |
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 2021 | 496 | $1,234 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 2020 | 1,376 | $1,481 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | — | 700 | $1,219 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 2009 | 735 | $1,592 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | — | $1,494 |
ShiokNest Scores
Our proprietary scoring system evaluates SERENITY PARK across multiple dimensions.
What Residents Say
“We have lived here for over 15 years. The space inside our 3-bedroom unit is fantastic — proper rooms, a real kitchen, a balcony you can actually use. The compound is quiet, the landscaping is beautiful, and the neighbours mostly know each other. It feels like a real home community, not just a condo.”
— Long-term resident via 99.co
“The pool and tennis courts are well maintained. The compound is huge for 179 units — you never feel crowded. It is a different kind of living from the newer condos near Yio Chu Kang town, much more private and green.”
— Resident review via EdgeProp
“I rented here for two years while working at Seletar Aerospace Park. The commute by bus to Yio Chu Kang MRT was manageable, and the flat size was exceptional value — over 1,300 sqft for what I would pay for an 800 sqft place near the city. The neighbourhood is very peaceful.”
— Former tenant via PropertyGuru
“We bought freehold specifically. At $1,100 PSF in D28 with a 1,500 sqft unit, the total quantum made sense for a family. Yes, you need a car or bus to the MRT. But we drive, the kids’ schools are close, and the size and the greenery around Seletar Reservoir make it worth it.”
— Owner-occupier via SRX
The resident feedback pattern at Serenity Park is consistent across multiple sources: the development attracts long-hold owner-occupier families and established tenant households who value space, privacy, and the green Seletar–Yio Chu Kang neighbourhood environment above MRT proximity and urban convenience. The trade-off with the 21-minute walking distance to Yio Chu Kang MRT is well understood and accepted by the community. The low transaction count — only 27 recorded transactions — is itself a resident-character indicator: freehold D28 buyers at Serenity Park tend to buy and hold, not trade and upgrade. The development functions as a genuine long-term residential community rather than an investor-rotation asset.
Strengths & Weaknesses
- Freehold tenure — permanent land ownership with no lease-decay exposure, in a city where almost all new launches are 99-year leasehold
- Exceptional unit sizes: 1,096–1,604 sqft for 2- and 3-bedroom configurations — materially larger than comparably-priced contemporary condominiums in the same district
- Large 23,045 sqm land area across 6 blocks for only 179 units — ~129 sqm land per unit delivers genuinely uncrowded grounds with mature landscaping and open space
- Comprehensive multi-sport facilities: full swimming pool, gymnasium, tennis court, squash court, badminton court, putting green, sauna, BBQ pavilions, and clubhouse
- Solid gross yield of approximately 3.5–4.0% driven by consistent rental demand from Seletar Aerospace Park workforce and North-South Line commuter families
- Far East Organization pedigree — one of Singapore’s most established developers, with a 1995 build quality standard and estate management track record
- Nature proximity: Lower Seletar Reservoir Park, Seletar Country Club, and the Seletar–Thomson green corridor within short drive or cycle
- Strong school catchment: Rosyth School, Anderson Primary, Anderson Secondary, Anderson Serangoon Junior College — all within the D28 district
- Cross Island Line tailwind: Tavistock (CR10) and Serangoon North (CR9) stations (est. 2030) will structurally improve D28 connectivity and provide capital appreciation catalyst
- Value pricing vs. new launches: total quantum of $1.5M–$1.9M for a 3-bedroom freehold unit with more space than any new-launch equivalent at $1,800–$2,200 PSF
- MRT distance: 1,691 metres (approximately 21-minute walk) to Yio Chu Kang MRT (NS15) — bus-dependent for practical daily transit use; not suitable for car-free households
- 30-year-old development — interior finishes, kitchen fittings, and bathrooms will require renovation budget; buyers should factor $80,000–$150,000+ in renovation costs into total cost of ownership
- Low transaction volume (27 recorded sales) means thin price discovery and potential for longer holding periods before liquidity events — not a short-term flip candidate
- No major retail malls within walking distance — day-to-day errands require a bus or car trip to Yio Chu Kang Road, The Seletar Mall, or Ang Mo Kio Hub
- Ageing common facilities and building facade — the swimming pool, gym, and recreational facilities are functional but dated relative to the amenity standards of post-2010 developments
- D28 is lower-density suburban — buyers accustomed to city-fringe vibrancy, walkable F&B, and 24-hour convenience will find the neighbourhood character a significant lifestyle adjustment
- No concierge or hotel-standard services — typical of 1995 estate format; buyers expecting branded residence or serviced apartment amenity need to look elsewhere
Verdict
Serenity Park’s investment and owner-occupier thesis rests on three durable structural advantages: freehold tenure in an established D28 corridor, exceptional unit size at below-replacement-cost PSF, and nature proximity that is structurally impossible to replicate in higher-density new launches. These advantages compound over time rather than depreciating: the freehold title accrues proportionally more value as comparable-vintage leasehold condominiums experience lease decay, the size premium becomes relatively more valuable as new-launch unit sizes continue to compress, and the Lower Seletar Reservoir and Seletar green corridor benefits from government investment in nature amenity infrastructure.
The financial metrics support a yield-plus-appreciation thesis that is uncommon in the Singapore condominium market. At $1,117 average PSF and an average monthly rent of $3,311, the implied gross yield of approximately 3.5–4.0% (depending on unit size and actual transacted rent) delivers real rental income in excess of the sub-2% yield characteristic of city-fringe and premium district condominiums. This yield is achieved despite — or perhaps because of — the development’s maturity: freehold assets with established rental demand profiles can sustain yields that newer, higher-PSF launches cannot.
Serenity Park is the right answer for families seeking a large freehold home in a genuinely quiet, nature-proximate D28 neighbourhood; for investors who value yield sustainability and freehold tenure over MRT-walk convenience; and for upgraders from HDB who want a spacious private home at a total quantum that remains accessible without sacrificing tenure permanence.
The principal consideration is the MRT gap: 1,691 metres to Yio Chu Kang NS15 is a genuine daily-life constraint for car-free households. Residents who rely on public transport for their daily commute will depend on bus services as their first-mile connection, and the bus-to-MRT journey adds 15–20 minutes to any public-transport commute versus a walkable MRT address. For families with one or more cars — a typical profile for D28 buyers — this is a practical non-issue, as the CTE, SLE, and Yio Chu Kang Road provide strong road connectivity to the city, Changi, and the north-west corridor. The upcoming Cross Island Line (Tavistock and Serangoon North stations, estimated 2030) will partially address this gap for residents who rely on transit.
For the right buyer profile, Serenity Park’s age is a feature, not a deficiency. A Far East Organization freehold development on a 23,045 sqm site with mature landscaping, 6 low-rise blocks, and a resident community built over 30 years of common tenancy is not a commodity condominium. It is a private residential estate with a character, a community, and a sense of permanence that no new-launch on a land-efficient site can deliver. Buyers who understand and value this — and who budget appropriately for renovation of 30-year-old interior finishes — will find Serenity Park a compelling long-term freehold residential proposition in one of Singapore’s most underrated districts.