Type

Units

Min Area

Price Range

3 BR

1076 sqft

S$545K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$545K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$109K on this acquisition.
Located 9 min (770 m) from CR9 Serangoon North MRT Station (U/C).

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

113 Serangoon North Avenue 1: A Strategic HDB Investment in North-East Singapore

Situated along Serangoon North Avenue 1, this HDB development represents a well-established residential precinct that has long served as a cornerstone of family living across Singapore's North-East region. The development sits within an established neighbourhood characterised by mature infrastructure, established community bonds, and reliable access to essential services. Current market offerings across the project range from compact layouts to larger family configurations, appealing to a broad spectrum of buyer profiles seeking stability and convenience.

The location itself benefits from a strategic positioning that places residents within reasonable proximity to Serangoon North MRT Station, which remains under construction. This forthcoming transport hub promises to significantly enhance accessibility, reducing travel times to the central business district and other major employment centres. The anticipated opening of this station represents a pivotal infrastructure investment that development economists often cite as a key driver of HDB resale value appreciation in peripheral estates. Once operational, the station will consolidate Serangoon's position as a major residential hub on Singapore's expanding transport network.

Neighbourhood Character and Amenities

The Serangoon North precinct has evolved into one of Singapore's most sought-after HDB neighbourhoods, characterised by tree-lined streets, low-rise residential blocks, and a genuine sense of community. The area supports multiple primary and secondary schools, making it particularly attractive to families with children at various educational stages. Local retail nodes provide everyday shopping convenience, whilst larger shopping centres within a short distance offer expanded retail and dining options. The neighbourhood's maturity also means established hawker centres, community clubs, and recreational facilities form an integral part of the residential experience.

Healthcare facilities in the wider Serangoon area include polyclinics and private medical practitioners, ensuring residents have accessible options for routine and specialised care. Parks and green spaces throughout the precinct provide recreational opportunities for residents of all ages, from young families to retirees seeking low-impact activity options. The development's placement within this ecosystem means buyers inherit access to an already-developed support network of services and social infrastructure that newer estates must still establish.

Market Positioning and Pricing

Current asking prices across available units reflect the mature market positioning of this established HDB estate, with offerings commencing from S$545,000 across various configurations. Pricing per square foot typically compares favourably to nearby competing HDB projects whilst remaining slightly elevated relative to outer-ring estates, reflecting the premium associated with Serangoon's established neighbourhood appeal and impending MRT connectivity. Market analysis of recent transactions in the immediate vicinity suggests consistent demand across a range of unit sizes, indicating healthy liquidity and investor confidence in the precinct's long-term appreciation trajectory.

The pricing environment has stabilised following the market's adjustment to interest rate cycles and ABSD policy changes, with vendors demonstrating realistic pricing aligned to recent comparable transactions. Buyers evaluating this development should expect to negotiate based on unit-specific condition, floor level, orientation, and proximity to lifts—variables that typically influence final transacted prices within the 5–10% band above or below advertised asking prices. First-time buyers benefit from exemption from Additional Buyer's Stamp Duty, whilst upgraders and investors contemplating a second residential property purchase should anticipate the current 20% ABSD levy applying to the purchase price.

Investment and Rental Yield Considerations

For investors evaluating this development as a rental income proposition, Serangoon North's established neighbourhood credentials translate to consistent demand from both direct renters and corporate housing seekers. Estimated gross rental yields for HDB units in this precinct typically range between 2.5% and 3.5%, depending on unit configuration, floor level, and specific location within the development. The development's proximity to future MRT connectivity enhances its appeal to tenants, particularly young professionals and dual-income families seeking convenient access to employment centres whilst maintaining a family-oriented living environment.

Rental demand in Serangoon North demonstrates seasonal stability rather than pronounced cyclical volatility, reflecting the neighbourhood's diverse appeal across multiple tenant demographics. Unit types ranging across the development portfolio cater to different household compositions, enabling investors to target either family-oriented tenants seeking larger units or professionals gravitating towards more compact configurations. Successful rental positioning in this market emphasises lease terms aligned to tenant lifecycles, proactive maintenance standards, and realistic rent-setting informed by recent comparable transactions in the immediate vicinity.

Financing and Purchase Considerations

Prospective buyers should evaluate purchase affordability against their existing financial commitments and anticipated future income stability. At the current price range for this development, Total Debt Servicing Ratio considerations become increasingly important for buyers financing through mortgages, with most banks offering loan-to-value ratios between 75% and 90% depending on applicant profile and existing debt commitments. First-time buyers utilising Central Provident Fund (CPF) housing grants benefit from enhanced purchasing power, whilst upgraders and investors must account for ABSD implications when calculating true acquisition costs.

The development's establishment within a mature HDB estate with proven rental and resale markets provides confidence in financing stability, with most mainstream financial institutions maintaining competitive mortgage offerings for properties in this precinct. Buyers should consult with mortgage advisors to model their debt servicing capacity against anticipated interest rate scenarios, ensuring comfortable headroom above minimum lending thresholds. The presence of established transaction benchmarks in the immediate area provides lenders with clear valuation reference points, often facilitating smoother loan processing compared to newer or more speculative developments.

MRT Connectivity Impact and Future Prospects

The imminent opening of Serangoon North MRT Station represents a transformative infrastructure moment for this development and the wider precinct. Current travel convenience relies upon bus networks and private transport, but the MRT connection will fundamentally alter accessibility metrics and likely support sustained capital appreciation. Research into comparable HDB estates experiencing similar MRT connectivity improvements demonstrates appreciation acceleration both immediately preceding and following station opening, with benefits typically extending 5–10 years post-completion as the market fully absorbs the accessibility premium.

Prospective buyers should recognise that development currently stands approximately nine minutes walking distance from the future station, positioning it squarely within the optimal catchment zone for maximum MRT accessibility benefits. This proximity metric typically translates to meaningful capital value uplift once the station becomes operational, though prudent investors should evaluate their holding horizons relative to anticipated opening timelines and typical post-opening appreciation trajectories. The MRT connection also enhances the development's appeal to tenants, particularly those commuting to employment centres along the North-South Line and future interchange opportunities at downstream stations.

Resale Market Characteristics and Liquidity

The Serangoon North HDB market has demonstrated consistent resale liquidity across market cycles, with transaction volumes remaining stable regardless of broader economic sentiment. This stability reflects the neighbourhood's appeal across multiple demographic segments—young families seeking established schools, upgraders seeking larger spaces within familiar precincts, and investors capitalising on proven rental demand. The development's established position within Singapore's HDB market hierarchy means resale transactions attract diverse buyer interest rather than relying on narrow market segments.

Unit configurations available across the development appeal to different buyer needs, with smaller formats attracting first-time purchasers and investors, whilst larger units capture upgrading families and multi-generational households. This diversity of product types supports robust resale demand, as unit availability aligns to the diverse needs of buyer cohorts entering the market at different life stages. Recent transaction analysis suggests typical holding periods of 5–10 years before resale, with exit velocities accelerating as MRT connectivity approaches.

Buyer Profile Alignment and Suitability

This development appeals to multiple buyer profiles with distinct investment horizons and strategic objectives. First-time buyers benefit from streamlined financing, ABSD exemptions, and the neighbourhood's established support infrastructure, making this an accessible entry point into property ownership within a proven residential precinct. Upgraders seeking to maintain neighbourhood familiarity whilst accessing larger floor plates benefit from the development's diverse unit offerings and established community networks. Investors capitalising on rental demand find stable tenant markets and predictable yield profiles, whilst high-net-worth individuals seeking secondary residential holdings benefit from recognised capital appreciation trajectories and established transaction benchmarks.

The development also appeals to multi-generational households seeking to house parents and adult children within proximity, leveraging the neighbourhood's family orientation and support services catering to different age demographics. This broad appeal across buyer segments supports sustained market demand and positioning as a stable long-term holding across various investment horizons and purchase motivations.

Frequently Asked Questions

What gross rental yield can investors realistically expect from units at 113 Serangoon North Avenue 1?

Investors evaluating this development should model gross rental yields between 2.5% and 3.5%, depending on unit configuration, floor level, and specific location within the development. The mature Serangoon North neighbourhood maintains consistent demand from both individual renters and corporate housing seekers, supporting stable rental income streams across economic cycles. Proximity to the forthcoming MRT station enhances tenant appeal, particularly among young professionals and dual-income families, which should sustain rental demand as station opening approaches. Variations within this yield range typically reflect unit size differences and floor-level premiums, with higher-floor units generally commanding slightly elevated rental rates relative to ground-floor configurations.

How does the per-square-foot pricing at 113 Serangoon North Avenue 1 compare to competing HDB transactions in the surrounding area?

Current pricing across available units reflects per-square-foot benchmarks consistent with established HDB estates in the immediate Serangoon North precinct, typically ranging 10–15% above outer-ring HDB developments whilst remaining below premium North-East estates positioned closer to existing major transport interchanges. Recent comparable transactions in the neighbourhood indicate pricing stability aligned to current market conditions, with actual transaction prices generally clustering within 5–10% of advertised asking prices depending on unit-specific characteristics. The premium relative to peripheral estates reflects the neighbourhood's maturity, established amenity infrastructure, and anticipated MRT connectivity benefits, which development economists cite as justified valuation drivers. Buyers should request recent transaction data from their agents to validate pricing against comps from transactions completed within the preceding six months.

What are the Additional Buyer's Stamp Duty (ABSD) implications for upgraders and investors purchasing at this development?

Upgraders and investors purchasing a second residential property at 113 Serangoon North Avenue 1 as Singapore Citizens face the current ABSD rate of 20% applied to the purchase price, significantly increasing true acquisition costs beyond listed asking prices. For a property priced at S$545,000, this equates to approximately S$109,000 in ABSD liability, materially impacting purchase affordability and investment yield calculations across the projected holding period. Buyers should incorporate this 20% levy into their financial modelling, ensuring adequate financing headroom and evaluating whether projected capital appreciation and rental income justify the acquisition cost premium. First-time buyers remain fully exempt from ABSD, making this development relatively more attractive for purchasers entering the property market for the first time compared to upgraders and investors navigating the additional duty burden.

Does lease decay pose meaningful resale value risk for HDB units at 113 Serangoon North Avenue 1?

HDB leases at 113 Serangoon North Avenue 1 follow Singapore's standard configuration, meaning units are offered on 99-year leasehold terms with commencement dates tied to respective block construction dates. Lease decay does represent a gradual resale value headwind as leases deteriorate below 80 years remaining, with market values declining at accelerating rates as leases approach the 75–70 year threshold. However, HDB policy permits lease renewal applications at substantially reduced costs compared to private leasehold properties, mitigating ultimate lease decay risk relative to private residential alternatives. Buyers should clarify exact remaining lease duration before purchase and factor anticipated lease renewal timelines into their long-term holding strategies, particularly if contemplating ownership periods exceeding 20–30 years. The established neighbourhood character and forthcoming MRT connectivity should support sustained capital values even as leases naturally decay, provided broader market conditions remain supportive.

How will the forthcoming Serangoon North MRT Station affect demand and capital appreciation for 113 Serangoon North Avenue 1?

The imminent opening of Serangoon North MRT Station represents a transformative infrastructure catalyst for this development and the wider precinct, with comparable HDB markets demonstrating appreciation acceleration both preceding and following MRT station openings. Current positioning approximately nine minutes walking distance from the future station places this development squarely within the optimal catchment zone for maximum accessibility benefits once the station becomes operational. Research into similar HDB precincts experiencing MRT connectivity improvements documents appreciation acceleration typically extending 5–10 years post-opening, with gains often ranging between 15–30% relative to baseline market trajectories, though outcomes depend on broader economic conditions. Enhanced MRT accessibility will broaden tenant appeal beyond current bus-dependent demographics, supporting both sustained rental demand and buyer interest from commuters seeking convenient access to employment centres along the North-South Line and future interchange opportunities.

Which buyer profiles find 113 Serangoon North Avenue 1 most suitable, and why?

First-time buyers benefit from ABSD exemptions, straightforward financing approval processes, and the neighbourhood's established family-oriented infrastructure supporting children's schooling and community engagement. Upgraders seeking to maintain neighbourhood familiarity whilst accessing larger spaces find diverse unit configurations accommodating multi-room requirements and established community networks reducing relocation friction. Investors capitalise on stable tenant demand, predictable yield profiles, and proven resale liquidity, with particular appeal for those prioritising cash flow consistency over speculative appreciation. High-net-worth individuals seeking secondary residential holdings benefit from recognised capital appreciation trajectories and established transaction benchmarks facilitating future exit decisions. Multi-generational households gain from the neighbourhood's family-centric amenities and services supporting different age demographics, enabling efficient intergenerational co-living arrangements within proximity.

What TDSR headroom and financing considerations should buyers model when evaluating 113 Serangoon North Avenue 1 at typical price points?

At current pricing beginning from approximately S$545,000, Total Debt Servicing Ratio (TDSR) calculations typically assume 75–90% loan-to-value financing across mainstream institutional lenders, requiring monthly mortgage servicing aligned to no more than 55% of gross household income when combined with existing debt obligations. For a typical S$545,000 purchase with 80% financing (S$436,000 loan), 25-year mortgage tenure, and interest rates approximating 3–4% annually, estimated monthly servicing costs range between S$1,900–S$2,200 depending on precise rate and tenure assumptions. First-time buyers utilising CPF housing grants enhance purchasing power and reduce required liquid cash reserves, whilst upgraders and investors should model ABSD implications alongside mortgage commitments to ensure adequate financing headroom above bank lending thresholds. Buyers should consult mortgage advisors to model their specific debt servicing capacity against anticipated interest rate scenarios, ensuring comfortable financial buffer and avoiding over-leverage relative to income stability.

How do competing HDB developments in the Serangoon North area compare to 113 Serangoon North Avenue 1?

Competing HDB developments across the broader Serangoon North precinct typically cluster within similar pricing ranges and neighbourhood-character profiles, with variations primarily reflecting block age, specific MRT proximity metrics, and unit configuration diversity. Newer HDB estates in outer-ring North-East locations (Punggol, Sengkang) offer lower per-square-foot pricing but sacrifice Serangoon's established neighbourhood maturity and MRT connectivity proximity, making them attractive primarily for budget-conscious first-time buyers prioritising acquisition price minimisation over convenience. Established competitors such as nearby HDB blocks along Serangoon Avenue and Upper Serangoon Road maintain pricing parity with 113 Serangoon North Avenue 1 whilst offering comparable neighbourhood amenities and MRT accessibility timelines. The development's established transaction history and recognised resale liquidity position it competitively against newer alternatives offering speculative appreciation potential but uncertain tenant demand, making it particularly attractive for investors and upgraders prioritising stability over growth optionality.

Which unit stacks or floor levels at 113 Serangoon North Avenue 1 typically represent the best value propositions?

Mid-floor units (floors 4–6 on most HDB blocks) typically offer the most balanced value, providing elevator convenience without requiring price premiums associated with higher-floor units whilst avoiding perceived amenity trade-offs of ground-floor and first-floor configurations. Lower-floor units often trade at modest discounts (5–8% below mid-floor comparables), presenting value opportunities for buyers indifferent to views and light-quality variations, particularly for investors prioritising yield optimisation over resident experience preferences. Higher-floor units attract premium pricing (8–15% above mid-floor comparable) reflecting superior light, views, and perceived security, making these configurations less attractive on a yield basis despite residential appeal. Units positioned away from main circulation areas near lifts generally price slightly below equivalent units with direct lift-line positioning, creating micro-value opportunities for buyers willing to tolerate minor convenience trade-offs. Corner units facing dual orientations typically command modest premiums (3–5%) reflecting superior ventilation and light access, representing reasonable value for residents prioritising natural illumination and reduced air-conditioning dependence.

What is the anticipated future supply pipeline in the Serangoon North and surrounding districts, and how might this affect long-term property values?

The wider North-East district encompasses several upcoming HDB development projects within the Housing and Development Board's Build-to-Order and Integrated residential programmes, with anticipated completions extending across the 2025–2028 timeframe across Punggol, Sengkang, and Hougang precincts. However, these new developments typically focus on outer-ring locations offering lower acquisition prices and targeted at budget-conscious first-time buyers, unlikely to directly compete for Serangoon North's established neighbourhood appeal and MRT-adjacent positioning. Private residential development within the immediate Serangoon precinct remains constrained by land availability and planning restrictions, limiting supply-side competition from private alternatives at comparable price points. The Serangoon North MRT Station opening represents the primary supply-side catalyst affecting the precinct, with potential modest migration of demand from neighbouring HDB estates towards MRT-proximate blocks, though overall district demand appears positioned to expand as MRT connectivity enhances broader North-East corridor accessibility. Long-term value trajectories appear supported by infrastructure maturation and supply constraints rather than threatened by new competing inventory, positioning established blocks like 113 Serangoon North Avenue 1 favourably for sustained appreciation across medium-to-long holding horizons.

Hdb Flat At 113 Serangoon North Avenue 1 — From S$545K