Rent vs D19 +35.1%
Rents above district median
Upper Serangoon Shopping Centre's latest 12-month median rent is $5,000 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Upper Serangoon Shopping Centre rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 756 Upper Serangoon Road Upper Serangoon Shopping Centre Singapore 534626
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Quick summary about Upper Serangoon Shopping Centre
Upper Serangoon Shopping Centre is a freehold apartment in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 5 rentals and 3 sales.
- Latest 12M median rent is $5,000 per month from 3 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,750,000, with median sale PSF at $1,174 psf from 2 sales.
- Rent is up 42.9% over the last 3 months. Sale PSF is flat over the last 3 months.
Upper Serangoon Shopping Centre Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -29.7%
Sale PSF below district median
Upper Serangoon Shopping Centre's latest 12-month median sale PSF is $1,174 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.43%
Rent support above district screen
Gross yield is roughly 3.43% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 62.0% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +600.0%
Activity is rising
7 recent transactions versus 1 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Upper Serangoon Shopping Centre against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,000
Is the asking rent fair?
$4,750 to $5,250 is the first fair-rent band to check. Above $5,250 should have a visible reason.
Latest 12M median sale PSF $1,174 psf
Is the purchase price fair?
$1,700,000 to $1,800,000 and $1,140 to $1,210 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $5,000
Are similar units renting for more?
Unknown bedroom and 1,400 to 1,500 sqft give the closest unit-size checks.
Rent stability 62.0% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +600.0%
Is activity rising?
Activity is rising. 7 recent transactions versus 1 in the prior 6-month view.
Upper Serangoon Shopping Centre Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 3 resale transactions
Total sold value $4.9M
Upper Serangoon Shopping Centre Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 5 Jun 2021 to May 2026
Sale transactions 3 Nov 2021 to Jun 2026
Rent trend 42.9% Last 3 months
Sale PSF trend 0.0% Last 3 months
Upper Serangoon Shopping Centre Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
SERANGOON MRT STATION (NE12) 0.72 km away
SERANGOON MRT STATION (CC13) 0.74 km away
SERANGOON MRT STATION 0.9 km away
Schools nearby
NPS INTERNATIONAL SCHOOL (PRIMARY CAMPUS) 0.37 km away
NPS INTERNATIONAL SCHOOL 0.39 km away
DPS INTERNATIONAL SCHOOL, SINGAPORE 0.53 km away
PAYA LEBAR METHODIST GIRLS' SCHOOL (SECONDARY) 0.75 km away
Amenities
JALAN PELIKAT PARK CONNECTOR Park / green link · 0.79 km away
WOODLEIGH VILLAGE HAWKER CENTRE Food centre · 1.7 km away
Upper Serangoon Shopping Centre Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,000 5 rentals in view
Latest median sale PSF $1,191 psf 3 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 0 - 1 $1,191 psf $1,820,000
May 2026 1 $5,000 0 - -
Mar 2026 1 $5,100 1 $1,156 psf $1,680,000
Feb 2026 1 $5,000 0 - -
Jul 2024 1 $5,000 0 - -
Nov 2021 0 - 1 $1,107 psf $1,430,000
Jun 2021 1 $2,000 0 - -
Projects Similar to Upper Serangoon Shopping Centre
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1996 Regentville 2.3 km away 545 transactions
- Median rent
- $3,600
- Median sale PSF
- $1,032 psf
- Median rent
- $4,000
- Median sale PSF
- $1,067 psf
- Median rent
- $4,000
- Median sale PSF
- $1,048 psf
- Median rent
- $4,600
- Median sale PSF
- $1,149 psf
- Median rent
- $3,900
- Median sale PSF
- $1,008 psf
- Median rent
- $3,600
- Median sale PSF
- $900 psf
Upper Serangoon Shopping Centre Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
Unknown $5,000 $4,420 5
Upper Serangoon Shopping Centre Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,200 to 1,300 sqft $5,100 $5,100 1
1,400 to 1,500 sqft $5,000 $4,000 3
1,500 to 1,600 sqft $5,000 $5,000 1
Upper Serangoon Shopping Centre Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $1,680,000 $1,156 psf 3
Upper Serangoon Shopping Centre Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Upper Serangoon Shopping Centre shows a latest 12-month median monthly rent of $5,000 across 3 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,000
Rentals in period 3
Rent signal Thin
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Upper Serangoon Shopping Centre show a median price of $1,750,000 and $1,174 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,750,000
Latest 12M median PSF $1,174 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Upper Serangoon Shopping Centre has 3 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $4.9M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Upper Serangoon Shopping Centre numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,000/mo Test gross and net yield against typical rent. Buy vs rent $1.8M Compare ownership cost against renting. Mortgage $1.8M Estimate monthly payment from the sale price. Stamp duty $1,174 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D19 to compare Upper Serangoon Shopping Centre against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Upper Serangoon Shopping Centre FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Upper Serangoon Shopping Centre?
Upper Serangoon Shopping Centre has a latest 12-month median monthly rent of $5,000 across 3 rentals in that period.
What is the typical sale price at Upper Serangoon Shopping Centre?
The latest 12-month median sale price for Upper Serangoon Shopping Centre is $1,750,000, based on 2 sales in that period.
What is the median sale PSF at Upper Serangoon Shopping Centre?
The latest 12-month median sale price per square foot for Upper Serangoon Shopping Centre is $1,174 psf. The average for the same period is $1,174 psf.
Is Upper Serangoon Shopping Centre freehold or leasehold?
Upper Serangoon Shopping Centre is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Upper Serangoon Shopping Centre located?
Upper Serangoon Shopping Centre is located at 756 Upper Serangoon Road Upper Serangoon Shopping Centre Singapore 534626 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Upper Serangoon Shopping Centre transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.