Presto@Upper Serangoon
Project page · Freehold
Based on 4 sales in this project, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Dec 2025 | Presto@Upper Serangoon | 01-05 | 420 sqft | S$730,000 | S$1,739 psf | ×1.021 | S$1,775 psf |
| Aug 2025 | Presto@Upper Serangoon | 01-05 | 431 sqft | S$748,000 | S$1,737 psf | ×1.031 | S$1,791 psf |
| Jun 2025 | Presto@Upper Serangoon | 01-05 | 420 sqft | S$725,000 | S$1,727 psf | ×1.039 | S$1,795 psf |
| Nov 2024 | Presto@Upper Serangoon | 01-05 | 431 sqft | S$730,000 | S$1,695 psf | ×1.054 | S$1,786 psf |
How accurate is this estimate for Presto@Upper Serangoon?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
4.21% gross yield
S$32,400 of rent a year against the estimate above · 1.21 points above flats like it
Leases signed here within a quarter of this size run about S$2,700 a month, the middle of 12 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 | 800-900 sqft | 2 | Non-landed Properties | S$3,400 |
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,400 |
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,200 |
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,200 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$3,000 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$3,000 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$3,000 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,700 |
median of 12 URA rental contracts at Presto@Upper Serangoon within a quarter of 40 sqm, since 2025Q4.
Buying or selling at S$770,095?
Buying: Stamp duty on S$770,095 · Cash and CPF needed on S$770,095 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$770,095.
Each opens with this figure filled in; change anything there.
Primary schools near 528 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 · 273 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 722 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Gabriel's Primary School (boys) · 1,042 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Cedar Primary School · 1,148 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,376 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,504 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ Our Lady of Good Counsel (girls) · 1,508 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,666 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,771 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,801 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 1,923 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Presto@Upper Serangoon · 01-05 · Apartment | 840 sqft | S$1,220,000 | S$1,453 psf |
| Dec 2025 | Presto@Upper Serangoon · 01-05 · Apartment | 420 sqft | S$730,000 | S$1,739 psf |
| Sept 2025 | Presto@Upper Serangoon · 01-05 · Apartment | 915 sqft | S$1,128,000 | S$1,233 psf |
| Aug 2025 | Presto@Upper Serangoon · 01-05 · Apartment | 431 sqft | S$748,000 | S$1,737 psf |
| Jun 2025 | Presto@Upper Serangoon · 01-05 · Apartment | 420 sqft | S$725,000 | S$1,727 psf |
| Nov 2024 | Presto@Upper Serangoon · 01-05 · Apartment | 431 sqft | S$730,000 | S$1,695 psf |
| Oct 2024 | Presto@Upper Serangoon · 01-05 · Apartment | 818 sqft | S$1,200,000 | S$1,467 psf |
| Oct 2024 | Presto@Upper Serangoon · 01-05 · Apartment | 420 sqft | S$670,000 | S$1,596 psf |
| Aug 2024 | Presto@Upper Serangoon · 01-05 · Apartment | 484 sqft | S$720,000 | S$1,486 psf |
| Aug 2022 | Presto@Upper Serangoon · 01-05 · Apartment | 431 sqft | S$652,000 | S$1,514 psf |
| May 2022 | Presto@Upper Serangoon · 01-05 · Apartment | 420 sqft | S$620,000 | S$1,477 psf |
| Apr 2022 | Presto@Upper Serangoon · 01-05 · Apartment | 420 sqft | S$620,000 | S$1,477 psf |
| Apr 2022 | Presto@Upper Serangoon · 01-05 · Apartment | 431 sqft | S$640,000 | S$1,486 psf |
| Mar 2022 | Presto@Upper Serangoon · 01-05 · Apartment | 431 sqft | S$630,000 | S$1,463 psf |
| Jan 2022 | Presto@Upper Serangoon · 01-05 · Apartment | 420 sqft | S$600,000 | S$1,429 psf |
| Oct 2021 | Presto@Upper Serangoon · 01-05 · Apartment | 861 sqft | S$900,000 | S$1,045 psf |
Showing 16 of 17.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Presto@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,400 | S$4.00 psf |
| Q3 2026 | Presto@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,400 | S$4.00 psf |
| Q3 2026 | Presto@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.76 psf |
| Q3 2026 | Presto@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.76 psf |
| Q3 2026 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q3 2026 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q3 2026 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q3 2026 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q2 2026 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,800 | S$8.44 psf |
| Q2 2026 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q2 2026 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q1 2026 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q1 2026 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q4 2025 | Presto@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,150 | S$3.71 psf |
| Q4 2025 | Presto@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,150 | S$3.71 psf |
| Q4 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q4 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,400 | S$5.33 psf |
| Q4 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,400 | S$5.33 psf |
| Q3 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q3 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q2 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,500 | S$7.78 psf |
| Q2 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,500 | S$7.78 psf |
| Q2 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,500 | S$7.78 psf |
| Q2 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q2 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q2 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q1 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q1 2025 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q4 2024 | Presto@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q4 2024 | Presto@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q4 2024 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q4 2024 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q4 2024 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q4 2024 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q4 2024 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q4 2024 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,500 | S$5.56 psf |
| Q3 2024 | Presto@Upper Serangoon · 800-900 sqft · 2 bed · Non-landed Properties | S$3,350 | S$3.94 psf |
| Q3 2024 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q3 2024 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2024 | Presto@Upper Serangoon · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 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.