Upper Serangoon Shopping Centre
Located in District 19 (Punggol, Hougang, Serangoon Gardens), Upper Serangoon Shopping Centre is a freehold condominium in the Outside Central Region (OCR). The development comprises 8 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
UPPER SERANGOON SHOPPING CENTRE is a freehold condominium at UPPER SERANGOON ROAD in District 19 (OCR), developed by , comprising 8 units.
Location & Connectivity
UPPER SERANGOON SHOPPING CENTRE is approximately 740m from Serangoon MRT station, with 4 stations within 1.5 km.
Schools & Education
22 schools within 2 km (10 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Hillside World Academy | International | 340m |
| Cedar Girls' Secondary School | Secondary | 390m |
| Zhonghua Secondary School | Secondary | 390m |
| Cedar Primary School | Primary | 450m |
| Zhonghua Primary School | Primary | 470m |
| DPS International School | International | 580m |
| Montfort Junior School | Primary | 840m |
| Serangoon Secondary School | Secondary | 880m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,107 psf | $1,430,000 |
| 4 BR | 3 | $1,108 psf | $1,643,333 |
Market Position
UPPER SERANGOON SHOPPING CENTRE has recorded 4 sales at an average price of $1,590,000.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,042 psf | — |
| 2026 | 2 | $1,173 psf | ↑ 12.6% |
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Price Index Check
The ShiokNest Price Index for District 19 reads 131.3 as of June 2026 — up 2.8% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,752 psf | 873 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,596 psf | 648 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 604 |
| SERANGOON GARDEN ESTATE | Freehold | $1,759 psf | 491 |
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 8-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, yield-focused investors, long-term hold (10+ yr) and en-bloc speculators. At ~745m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
Verdict
UPPER SERANGOON SHOPPING CENTRE is a freehold development in District 19 (OCR), with 8 units, offering a gross yield of 3.3%.
At ~$1,173 psf, it represents a competitive entry point in the OCR segment.
Explore the full UPPER SERANGOON SHOPPING CENTRE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing UPPER SERANGOON SHOPPING CENTRE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for UPPER SERANGOON SHOPPING CENTRE?
Is UPPER SERANGOON SHOPPING CENTRE freehold?
What is the rental yield for UPPER SERANGOON SHOPPING CENTRE?
Which MRT is nearest to UPPER SERANGOON SHOPPING CENTRE?
Sources & Next Steps
- UPPER SERANGOON SHOPPING CENTRE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions
- Rental data: 5 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 4 records analysed · Source: URA private-sale caveats