homequant
apartment · 534626

Upper Serangoon Shopping Centre

Project page · Freehold

Indicative value range
S$2,007,719 – S$2,548,033
Indicative mid S$2,220,750 · S$1,528 psf

Based on 95 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Fragrant Gardens · 753 m01-051,206 sqftS$1,800,000S$1,493 psf×1.000S$1,493 psf
Sept 2026Residences @ Jansen · 774 m01-051,615 sqftS$2,280,000S$1,412 psf×1.000S$1,412 psf
Sept 2026Stadia · 395 m01-051,066 sqftS$1,598,888S$1,500 psf×1.000S$1,500 psf
Sept 2026The Lilium · 916 m01-051,356 sqftS$3,100,000S$2,286 psf×1.000S$2,286 psf
Aug 2026Residences @ Jansen · 774 m01-051,615 sqftS$2,230,000S$1,381 psf×1.000S$1,381 psf
Aug 2026The Gazania · 939 m01-051,292 sqftS$3,200,000S$2,477 psf×1.000S$2,477 psf
Aug 2026Spazio @ Kovan · 146 m01-051,098 sqftS$1,380,000S$1,257 psf×1.000S$1,257 psf
Jul 2026D'Pavilion · 390 m01-051,238 sqftS$1,628,000S$1,315 psf×1.000S$1,315 psf
Jul 202621 Richards · 977 m01-051,044 sqftS$1,600,000S$1,532 psf×1.000S$1,532 psf
Jul 2026Jansen House · 752 m01-051,023 sqftS$2,065,000S$2,019 psf×1.000S$2,019 psf
Jun 2026Palm Grove Condominium · 677 m01-051,302 sqftS$1,988,000S$1,526 psf×1.000S$1,526 psf
Jun 2026Evania · 354 m01-051,076 sqftS$1,645,000S$1,528 psf×1.000S$1,528 psf
Jun 2026Upper Serangoon Shopping Centre06-101,528 sqftS$1,820,000S$1,191 psf×1.000S$1,191 psf
May 2026Kensington Square · 975 m01-051,044 sqftS$1,399,999S$1,341 psf×1.000S$1,341 psf
May 2026Evania · 354 m01-051,227 sqftS$1,910,000S$1,557 psf×1.000S$1,557 psf
May 2026The Bently Residences@Kovan · 533 m01-051,668 sqftS$2,160,000S$1,295 psf×1.000S$1,295 psf
May 2026Jansen House · 752 m01-051,033 sqftS$2,100,000S$2,032 psf×1.000S$2,032 psf
May 20263@Sandilands · 908 m01-051,087 sqftS$1,400,000S$1,288 psf×1.000S$1,288 psf
Apr 2026Palm Haven · 797 m01-051,227 sqftS$1,820,000S$1,483 psf×1.000S$1,483 psf
Mar 2026Tangerine Grove · 460 m01-051,184 sqftS$2,130,000S$1,799 psf×0.999S$1,797 psf
Mar 2026Jansen 28 · 789 m01-051,216 sqftS$1,568,000S$1,289 psf×0.999S$1,288 psf
Mar 2026Upper Serangoon Shopping Centre06-101,453 sqftS$1,680,000S$1,156 psf×0.999S$1,155 psf
Mar 2026The Gazania · 939 m01-051,862 sqftS$4,200,000S$2,255 psf×0.999S$2,253 psf
Mar 2026D'Hiro@Hillside · 855 m01-051,109 sqftS$1,560,000S$1,407 psf×0.999S$1,406 psf
Feb 2026Palm Grove Condominium · 677 m01-051,410 sqftS$2,200,000S$1,560 psf×0.999S$1,558 psf
Feb 2026Wembly Residences · 433 m01-051,884 sqftS$2,640,000S$1,402 psf×0.999S$1,400 psf
Feb 2026La Dolce Vita · 835 m01-051,238 sqftS$2,008,000S$1,622 psf×0.999S$1,620 psf
Feb 2026Bayou Residence · 810 m01-051,238 sqftS$1,790,000S$1,446 psf×0.999S$1,444 psf
Feb 2026Jansen House · 752 m01-051,238 sqftS$2,566,000S$2,073 psf×0.999S$2,071 psf
Feb 2026Jansen House · 752 m01-051,335 sqftS$2,758,000S$2,066 psf×0.999S$2,064 psf
Feb 2026Jansen House · 752 m01-051,335 sqftS$2,715,000S$2,034 psf×0.999S$2,032 psf
Jan 2026Palm Haven · 797 m01-051,098 sqftS$1,580,000S$1,439 psf×0.999S$1,438 psf
Jan 2026Isuites @ Palm · 836 m01-051,216 sqftS$1,560,000S$1,283 psf×0.999S$1,281 psf
Dec 2025D'Pavilion · 390 m01-051,647 sqftS$2,530,000S$1,536 psf×1.021S$1,568 psf
Dec 2025La Dolce Vita · 835 m01-051,399 sqftS$2,270,000S$1,622 psf×1.021S$1,656 psf
Dec 2025The Gazania · 939 m01-051,302 sqftS$3,300,000S$2,534 psf×1.021S$2,586 psf
Dec 2025Jansen House · 752 m01-051,033 sqftS$2,109,000S$2,041 psf×1.021S$2,083 psf
Dec 2025Cherryhill · 366 m01-051,453 sqftS$2,350,000S$1,617 psf×1.021S$1,651 psf
Nov 2025Tangerine Grove · 460 m01-051,389 sqftS$2,370,000S$1,707 psf×1.021S$1,742 psf
Nov 2025Evania · 354 m01-051,378 sqftS$2,120,000S$1,539 psf×1.021S$1,571 psf
Nov 2025Kovana · 502 m01-051,421 sqftS$2,200,000S$1,548 psf×1.021S$1,580 psf
Oct 2025Mint Residences @ Jansen · 727 m01-051,270 sqftS$1,700,000S$1,338 psf×1.021S$1,366 psf
Oct 2025Jansen House · 752 m01-051,238 sqftS$2,480,000S$2,003 psf×1.021S$2,045 psf
Sept 2025Vina Lodge · 459 m01-051,711 sqftS$1,920,000S$1,122 psf×1.031S$1,156 psf
Sept 2025Residences Botanique · 519 m01-051,152 sqftS$1,780,000S$1,545 psf×1.031S$1,593 psf
Sept 202521 Richards · 977 m01-051,055 sqftS$1,560,000S$1,479 psf×1.031S$1,524 psf
Aug 2025D'Pavilion · 390 m01-051,130 sqftS$1,640,000S$1,451 psf×1.031S$1,496 psf
Aug 2025Hillside Mansions · 579 m01-051,259 sqftS$1,888,555S$1,500 psf×1.031S$1,546 psf
Aug 2025Suites @ Paya Lebar · 366 m01-051,389 sqftS$1,480,000S$1,066 psf×1.031S$1,099 psf
Aug 2025Rosalia Park · 479 m01-051,119 sqftS$1,405,000S$1,255 psf×1.031S$1,294 psf
Jul 2025Jade Residences · 512 m01-051,292 sqftS$1,952,888S$1,512 psf×1.031S$1,558 psf
Jul 2025Jade Residences · 512 m01-051,604 sqftS$2,320,000S$1,447 psf×1.031S$1,491 psf
Jul 2025Kensington Square · 975 m01-051,044 sqftS$1,420,000S$1,360 psf×1.031S$1,402 psf
Jul 2025Residences Botanique · 519 m01-051,033 sqftS$1,600,000S$1,548 psf×1.031S$1,596 psf
Jul 2025Residences Botanique · 519 m01-051,184 sqftS$1,950,000S$1,647 psf×1.031S$1,698 psf
Jul 2025Jansen House · 752 m01-051,238 sqftS$2,507,000S$2,025 psf×1.031S$2,088 psf
Jul 2025Jansen House · 752 m01-051,033 sqftS$2,150,000S$2,081 psf×1.031S$2,145 psf
Jul 2025D'Hiro@Hillside · 855 m01-051,109 sqftS$1,520,000S$1,371 psf×1.031S$1,413 psf
Jun 2025Palm Grove Condominium · 677 m01-051,302 sqftS$1,918,000S$1,473 psf×1.039S$1,530 psf
Jun 2025Hillside Mansions · 579 m01-051,195 sqftS$1,680,000S$1,406 psf×1.039S$1,461 psf
Jun 2025Bayou Residence · 810 m01-051,711 sqftS$2,250,000S$1,315 psf×1.039S$1,366 psf
Jun 20253@Sandilands · 908 m01-051,841 sqftS$1,912,288S$1,039 psf×1.039S$1,080 psf
May 2025Tangerine Grove · 460 m01-051,367 sqftS$2,308,888S$1,689 psf×1.039S$1,755 psf
May 2025Tangerine Grove · 460 m01-051,238 sqftS$2,200,000S$1,777 psf×1.039S$1,847 psf
May 2025Jade Residences · 512 m01-051,324 sqftS$2,000,000S$1,511 psf×1.039S$1,570 psf
May 2025Kovan Crest · 605 m01-051,292 sqftS$1,760,000S$1,363 psf×1.039S$1,416 psf
May 2025The Bently Residences@Kovan · 533 m01-051,130 sqftS$1,860,000S$1,646 psf×1.039S$1,710 psf
May 2025Rosalia Park · 479 m01-051,152 sqftS$1,470,000S$1,276 psf×1.039S$1,326 psf
May 2025Affluence Court · 599 m01-051,249 sqftS$1,650,000S$1,321 psf×1.039S$1,373 psf
May 2025Cherryhill · 366 m01-051,453 sqftS$2,450,000S$1,686 psf×1.039S$1,752 psf
Apr 2025Fragrant Gardens · 753 m01-051,249 sqftS$1,860,000S$1,490 psf×1.039S$1,548 psf
Apr 2025Residences @ Jansen · 774 m01-051,216 sqftS$1,580,000S$1,299 psf×1.039S$1,350 psf
Apr 2025Palm Grove Condominium · 677 m01-051,399 sqftS$2,100,000S$1,501 psf×1.039S$1,559 psf
Apr 2025Kensington Square · 975 m01-051,227 sqftS$1,650,000S$1,345 psf×1.039S$1,397 psf
Apr 2025Evania · 354 m01-051,421 sqftS$2,065,000S$1,453 psf×1.039S$1,510 psf
Apr 2025Kovan Crest · 605 m01-051,087 sqftS$1,490,000S$1,371 psf×1.039S$1,424 psf
Mar 2025Cambio Suites · 326 m01-051,744 sqftS$2,328,000S$1,335 psf×1.050S$1,402 psf
Mar 2025Jansen House · 752 m01-051,238 sqftS$2,568,000S$2,075 psf×1.050S$2,179 psf
Feb 2025Kovan Jewel · 541 m01-051,076 sqftS$2,406,800S$2,236 psf×1.050S$2,349 psf
Feb 2025Kovan Jewel · 541 m01-051,141 sqftS$2,448,800S$2,146 psf×1.050S$2,254 psf
Feb 2025Kovan Crest · 605 m01-051,238 sqftS$1,665,000S$1,345 psf×1.050S$1,413 psf
Feb 2025Jansen House · 752 m01-051,259 sqftS$2,430,000S$1,930 psf×1.050S$2,027 psf
Feb 2025Cherryhill · 366 m01-051,195 sqftS$1,830,000S$1,532 psf×1.050S$1,609 psf
Jan 2025D'Hiro@Hillside · 855 m01-051,119 sqftS$1,333,333S$1,191 psf×1.050S$1,251 psf
Dec 2024Kovan Jewel · 541 m01-051,141 sqftS$2,511,900S$2,202 psf×1.054S$2,320 psf
Dec 2024Jansen 28 · 789 m01-051,604 sqftS$1,955,000S$1,219 psf×1.054S$1,284 psf
Dec 2024Cambio Suites · 326 m01-051,615 sqftS$2,118,000S$1,312 psf×1.054S$1,382 psf
Dec 2024Jansen House · 752 m01-051,335 sqftS$2,700,000S$2,023 psf×1.054S$2,131 psf
Nov 2024Fragrant Gardens · 753 m01-051,163 sqftS$1,488,888S$1,281 psf×1.054S$1,349 psf
Nov 2024Palm Haven · 797 m01-051,356 sqftS$2,000,000S$1,475 psf×1.054S$1,554 psf
Nov 2024Palm Grove Condominium · 677 m01-051,389 sqftS$1,980,000S$1,426 psf×1.054S$1,502 psf
Nov 2024Kovan Jewel · 541 m01-051,141 sqftS$2,450,500S$2,148 psf×1.054S$2,263 psf
Nov 2024Kovan Jewel · 541 m01-051,141 sqftS$2,346,900S$2,057 psf×1.054S$2,167 psf
Nov 2024Jansen 28 · 789 m01-051,281 sqftS$1,650,000S$1,288 psf×1.054S$1,357 psf
Nov 2024Space @ Kovan · 253 m01-051,087 sqftS$1,400,000S$1,288 psf×1.054S$1,357 psf

How accurate is this estimate for Upper Serangoon Shopping Centre?

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.

2.73% gross yield

S$60,600 of rent a year against the estimate above · 0.27 points below flats like it

Leases signed here within a quarter of this size run about S$5,050 a month, the middle of 4 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

SignedSizeBedsTypeRent a month
Q3 20261400-1500 sqft—Non-landed PropertiesS$6,000
Q2 20261500-1600 sqft—Non-landed PropertiesS$5,000
Q1 20261200-1300 sqft—Non-landed PropertiesS$5,100
Q1 20261400-1500 sqft—Non-landed PropertiesS$5,000
Q3 20241400-1500 sqft—Non-landed PropertiesS$5,000

median of 4 URA rental contracts at Upper Serangoon Shopping Centre within a quarter of 135 sqm, since 2025Q4.

Buying or selling at S$2,220,750?

Buying: Stamp duty on S$2,220,750 · Cash and CPF needed on S$2,220,750 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,220,750.

Each opens with this figure filled in; change anything there.

Primary schools near 756 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Upper Serangoon Shopping Centre · 06-10 · Apartment
1,528 sqftS$1,820,000S$1,191 psf
Mar 2026
Upper Serangoon Shopping Centre · 06-10 · Apartment
1,453 sqftS$1,680,000S$1,156 psf
Nov 2021
Upper Serangoon Shopping Centre · 06-10 · Apartment
1,292 sqftS$1,430,000S$1,107 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.