apartment · 534519
Vibes@Upper Serangoon
Project page · Freehold
Indicative value range
S$749,586 – S$755,000
Indicative mid S$750,000 · S$1,699 psf
Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Vibes@Upper Serangoon | 01-05 | 441 sqft | S$750,000 | S$1,699 psf | ×1.000 | S$1,699 psf |
| Apr 2026 | Vibes@Upper Serangoon | 01-05 | 441 sqft | S$760,000 | S$1,722 psf | ×1.000 | S$1,722 psf |
| Mar 2026 | Vibes@Upper Serangoon | 01-05 | 441 sqft | S$750,000 | S$1,699 psf | ×0.999 | S$1,698 psf |
How accurate is this estimate for Vibes@Upper Serangoon?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Vibes@Upper Serangoon since.
- Median error
- 2.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 5 sales, so read the figure as a hint, not a verdict.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
4.16% gross yield
S$31,200 of rent a year against the estimate above · 1.16 points above flats like it
Leases signed here within a quarter of this size run about S$2,600 a month, the middle of 43 of them.
In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,800 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,800 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,700 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,600 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,600 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,600 |
| Q3 2026 | 300-400 sqft | 1 | Non-landed Properties | S$2,550 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,550 |
median of 43 URA rental contracts at Vibes@Upper Serangoon within a quarter of 41 sqm, since 2025Q4.
Buying or selling at S$750,000?
Buying: Stamp duty on S$750,000 · Cash and CPF needed on S$750,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$750,000.
Each opens with this figure filled in; change anything there.
Primary schools near 488 Upper Serangoon Road
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Yangzheng Primary School · 334 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 697 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Gabriel's Primary School (boys) · 1,055 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Cedar Primary School · 1,067 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Zhonghua Primary School · 1,472 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,562 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,567 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ Our Lady of Good Counsel (girls) · 1,573 m · no 2025 Phase 2C ballot
- First Toa Payoh Primary School · 1,706 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,789 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 1,844 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Vibes@Upper Serangoon · 01-05 · Apartment | 861 sqft | S$1,000,000 | S$1,161 psf |
| Apr 2026 | Vibes@Upper Serangoon · 01-05 · Apartment | 441 sqft | S$760,000 | S$1,722 psf |
| Apr 2026 | Vibes@Upper Serangoon · 01-05 · Apartment | 441 sqft | S$750,000 | S$1,699 psf |
| Apr 2026 | Vibes@Upper Serangoon · 01-05 · Apartment | 850 sqft | S$1,048,000 | S$1,232 psf |
| Mar 2026 | Vibes@Upper Serangoon · 01-05 · Apartment | 441 sqft | S$750,000 | S$1,699 psf |
| Jul 2025 | Vibes@Upper Serangoon · 01-05 · Apartment | 409 sqft | S$685,000 | S$1,675 psf |
| Jul 2025 | Vibes@Upper Serangoon · 01-05 · Apartment | 388 sqft | S$665,000 | S$1,716 psf |
| Dec 2023 | Vibes@Upper Serangoon · 01-05 · Apartment | 883 sqft | S$1,060,000 | S$1,201 psf |
| May 2023 | Vibes@Upper Serangoon · 01-05 · Apartment | 398 sqft | S$660,000 | S$1,657 psf |
| May 2023 | Vibes@Upper Serangoon · 01-05 · Apartment | 431 sqft | S$680,000 | S$1,579 psf |
| Feb 2023 | Vibes@Upper Serangoon · 01-05 · Apartment | 441 sqft | S$655,000 | S$1,484 psf |
| Nov 2022 | Vibes@Upper Serangoon · 01-05 · Apartment | 441 sqft | S$650,000 | S$1,473 psf |
| Sept 2022 | Vibes@Upper Serangoon · 01-05 · Apartment | 883 sqft | S$980,000 | S$1,110 psf |
| Jun 2022 | Vibes@Upper Serangoon · 01-05 · Apartment | 850 sqft | S$925,000 | S$1,088 psf |
| Jan 2022 | Vibes@Upper Serangoon · 01-05 · Apartment | 441 sqft | S$625,000 | S$1,416 psf |
| Dec 2021 | Vibes@Upper Serangoon · 01-05 · Apartment | 398 sqft | S$620,000 | S$1,557 psf |
| Nov 2021 | Vibes@Upper Serangoon · 01-05 · Apartment | 431 sqft | S$625,000 | S$1,452 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,550 | S$5.67 psf |
| Q3 2026 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,550 | S$7.29 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q3 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q3 2026 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q3 2026 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q3 2026 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q3 2026 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q2 2026 | Vibes@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,500 | S$4.12 psf |
| Q2 2026 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$3,200 | S$9.14 psf |
| Q2 2026 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$3,200 | S$9.14 psf |
| Q2 2026 | Vibes@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.65 psf |
| Q2 2026 | Vibes@Upper Serangoon · 500-600 sqft · 1 bed · Non-landed Properties | S$3,000 | S$5.45 psf |
| Q2 2026 | Vibes@Upper Serangoon · 500-600 sqft · 1 bed · Non-landed Properties | S$3,000 | S$5.45 psf |
| Q2 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q2 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q2 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q2 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q2 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q2 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q2 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q1 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,888 | S$6.42 psf |
| Q1 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,888 | S$6.42 psf |
| Q1 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q1 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,550 | S$5.67 psf |
| Q1 2026 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,550 | S$5.67 psf |
| Q1 2026 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q4 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q4 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q4 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q4 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q4 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q4 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q4 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q4 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q3 2025 | Vibes@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,000 | S$3.53 psf |
| Q3 2025 | Vibes@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,000 | S$3.53 psf |
| Q3 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,550 | S$5.67 psf |
| Q3 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q3 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,450 | S$5.44 psf |
| Q3 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,450 | S$5.44 psf |
| Q3 2025 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q3 2025 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q2 2025 | Vibes@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,600 | S$4.24 psf |
| Q2 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q2 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q2 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,650 | S$5.89 psf |
| Q2 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,450 | S$5.44 psf |
| Q1 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,200 | S$7.11 psf |
| Q1 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,200 | S$7.11 psf |
| Q1 2025 | Vibes@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.76 psf |
| Q1 2025 | Vibes@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.76 psf |
| Q1 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q1 2025 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q1 2025 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q1 2025 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,500 | S$7.78 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q4 2024 | Vibes@Upper Serangoon · 300-400 sqft · 1 bed · Non-landed Properties | S$2,700 | S$7.71 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,650 | S$5.89 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,650 | S$5.89 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,550 | S$5.67 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,550 | S$5.67 psf |
| Q4 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,400 | S$5.33 psf |
| Q3 2024 | Vibes@Upper Serangoon · 700-800 sqft · 2 bed · Non-landed Properties | S$3,000 | S$4.00 psf |
| Q3 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q3 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,750 | S$6.11 psf |
| Q3 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q3 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2024 | Vibes@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.