Type

Units

Min Area

Price Range

Other

250 sqft

S$1,100/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,100.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220 on this acquisition.
Located 8 min (700 m) from NE14 Hougang MRT Station.

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.

464 Upper Serangoon Road: A Well-Connected HDB Development in Hougang

464 Upper Serangoon Road stands as a notable residential offering within the mature Hougang district, a neighbourhood that has long attracted families, young professionals, and property investors alike. The development's positioning along Upper Serangoon Road places it within one of Singapore's most vibrant and historically significant corridors, where residential living blends seamlessly with commercial activity and accessible public transport infrastructure.

The location benefits from immediate proximity to Hougang MRT Station on the North-East Line, situated approximately 700 metres away—a manageable 8-minute walk that makes the development attractive for commuters and daily transport users. This proximity to the MRT network significantly enhances accessibility to employment centres across the island, whether in the Central Business District, Jurong, or emerging business hubs along the North-East and other strategic corridors.

Neighbourhood Character and Amenities

Hougang has evolved into one of Singapore's most mature and self-sufficient residential zones. The Upper Serangoon Road location places residents within striking distance of the Serangoon Road commercial belt, which hosts a diverse range of dining establishments, retail outlets, and services that cater to both daily needs and leisure activities. The neighbourhood is well-served by supermarkets, healthcare facilities, and educational institutions, making it an ideal choice for families of various life stages.

The Hougang area maintains strong community vibrancy through its network of neighbourhood centres, parks, and recreational facilities. Green spaces such as Hougang Green and proximity to the Serangoon Estate provide residents with outdoor recreational opportunities, whilst the mature estate infrastructure ensures reliability in municipal services and established community networks.

Housing Market Context for Upper Serangoon Road

The HDB market in the Hougang and greater North-East region has demonstrated resilience across economic cycles. Upper Serangoon Road, as a prime location with direct MRT accessibility, commands market appeal across diverse buyer profiles—from first-time buyers entering the HDB market to upgraders seeking lateral moves within established estates, and investors capitalising on stable rental demand in this densely populated region.

Current transaction activity in the Hougang precinct reflects sustained interest in mature estates with proven infrastructure and community character. Properties at 464 Upper Serangoon Road compete in a segment where price per square foot reflects the balance between maturity of location, transport accessibility, and remaining lease duration. Buyers and investors regularly benchmark properties against comparable units in nearby estates such as Potong Pasir and Sengkang, where similar lease profiles and transport links command comparable valuations.

Investment and Rental Considerations

For investors, the development's location near Hougang MRT Station represents a significant draw for tenants seeking convenient commuting options. The Hougang area maintains consistent demand for rental accommodation, driven by its established reputation, proximity to employment nodes, and family-friendly amenities. Properties in this locale typically achieve occupancy rates that reflect the neighbourhood's ongoing desirability, with rental yields dependent on individual unit specifications and prevailing market conditions.

The North-East Line's strategic connections to areas such as Dhoby Ghaut, Marina Bay, and Punggol have strengthened the rental appeal of properties along this corridor. Tenants—whether young professionals, expatriate families, or flexible-tenure residents—consistently seek accommodation within easy MRT access, positioning developments like 464 Upper Serangoon Road competitively within the rental market.

Transport Connectivity and Capital Appreciation

The 8-minute walk to Hougang MRT Station is a material advantage in Singapore's property market, where transport accessibility directly correlates with demand and long-term value appreciation. The North-East Line itself has undergone multiple extensions and service improvements, enhancing its role as a key arterial transport corridor. This established and reliable connectivity reduces future depreciation risk and supports sustained capital value for properties within close proximity to the station.

Beyond the MRT, Upper Serangoon Road itself benefits from bus routes connecting to major transport interchanges and business districts, providing residents with flexibility in commuting options. This multi-modal transport access is a significant factor in supporting property demand across economic cycles.

Buyer Profile Suitability

First-time HDB buyers will find 464 Upper Serangoon Road attractive for its mature infrastructure, established community support services, and straightforward transport access. The neighbourhood's stability and proven residential character reduce uncertainty in the purchasing decision, whilst the MRT proximity appeals to young professionals managing work-life balance.

Upgraders moving from smaller flats or seeking lateral transitions within the HDB market will appreciate the established amenities and infrastructure maturity that Hougang provides, alongside the opportunity to remain within a familiar transport and community ecosystem. Property investors recognising the stable rental demand in North-East residential zones will view the location's transport accessibility as a defensive feature supporting consistent tenant interest and occupancy rates.

Lease Tenure and Long-Term Ownership Considerations

As an HDB property, 464 Upper Serangoon Road operates under the standard Housing and Development Board lease framework. The remaining lease duration represents an important consideration for buyers, particularly those planning extended ownership periods or considering the property as a long-term wealth accumulation vehicle. Properties with longer remaining leases command stronger valuations and exhibit more favourable long-term capital appreciation trajectories, whilst leasehold decay in the final decades of a lease can compress resale values—a factor that buyers and investors must carefully evaluate against their ownership timelines.

Prospective purchasers should verify the exact lease expiry date and consider how the property's lease trajectory aligns with personal ownership plans and investment objectives. Properties in the 60–80 year remaining lease band typically maintain robust market demand, whilst those approaching lease expiration encounter greater resale challenges and valuation compression.

Financing and Purchase Considerations

HDB properties at 464 Upper Serangoon Road are typically eligible for Housing and Development Board financing, which offers competitive interest rates and flexible repayment terms. Buyers should evaluate their Total Debt Servicing Ratio (TDSR) headroom relative to prevailing interest rate forecasts, as this will determine the maximum loan quantum available and, by extension, the affordable price range within current market offerings.

Second-property buyers must account for Additional Buyer's Stamp Duty at 20% for Singapore Citizens purchasing residential properties beyond their first residence. This significant tax impost materially affects the total cost of acquisition and should be incorporated into investment return calculations and affordability assessments. First-time HDB buyers benefit from exemption from this duty, making the purchase decision more financially accessible.

Market Positioning and Competitive Landscape

The Hougang and surrounding North-East residential zone includes competing developments and resale flats across various precincts. Properties in nearby estates such as Sengkang and Punggol often attract similar buyer profiles, creating a competitive landscape where Upper Serangoon Road's MRT proximity and established neighbourhood character position it as a credible alternative. Price per square foot comparisons across these estates provide valuable benchmarking for buyers assessing value for money and potential capital appreciation.

The maturity of Hougang as a residential estate—compared to newer estates further out in the North-East corridor—reflects in pricing and often supports stronger buyer demand from upgraders and those prioritising proximity and convenience over newer apartment stock. This positions 464 Upper Serangoon Road within a stable, liquid segment of the HDB resale market.

Future Outlook and District Planning

The North-East District continues to benefit from strategic planning initiatives aimed at enhancing transport connectivity, upgrading infrastructure, and supporting community amenities. Future enhancements to the North-East Line and planned additions to the broader transport network will likely reinforce the demand for properties with established MRT access, supporting the long-term value proposition of locations such as Upper Serangoon Road.

Hougang's positioning as a mature, fully developed residential zone means that large-scale redevelopment or disruption is unlikely, providing stability and predictability that appeal to long-term owner-occupiers. This contrasts with newer estates where future supply pipeline and infrastructure development may introduce uncertainty into value trajectories.

464 Upper Serangoon Road represents a practical and well-connected residential option for buyers and investors seeking established neighbourhood character, reliable transport access, and stable market demand within the North-East region. Whether as a first purchase, a lateral upgrader move, or an investment vehicle targeting consistent rental returns, the development offers tangible appeal rooted in location fundamentals and community infrastructure maturity.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing an HDB flat at 464 Upper Serangoon Road?

Rental yields for HDB properties in the Hougang area typically range between 2% and 3% gross, depending on individual unit type, size, condition, and prevailing market rental rates. At 464 Upper Serangoon Road, the proximity to Hougang MRT Station supports consistent tenant demand from young professionals and families seeking convenient commuting access, which can underpin more stable occupancy rates and rental income streams. Investors should conduct detailed rental comparisons for similar-sized units in the immediate vicinity to establish realistic yield expectations; properties with longer remaining leases and modern finishes often command higher rental premiums and attract more selective tenants willing to pay for quality. The Hougang neighbourhood's mature amenities and established reputation also support lower vacancy rates compared to newer, outer estates, which can enhance overall investment returns when factored across multi-year holding periods.

How does the price per square foot at 464 Upper Serangoon Road compare to recent HDB transactions in Hougang and nearby estates?

Pricing for HDB flats in Hougang reflects the mature neighbourhood's established transport connectivity and community amenities, typically commanding a premium relative to newer estates further out in the North-East region. At 464 Upper Serangoon Road, the price per square foot is broadly aligned with comparable resale flats in neighbouring precincts such as Sengkang and Punggol, though the 8-minute walk to Hougang MRT Station can justify a modest valuation uplift compared to units located further from transport nodes. Recent transaction data in the district indicates modest annual appreciation in line with broader HDB resale market trends, with variations reflecting individual lease tenure, floor level, unit orientation, and state of renovation. Buyers conducting market research should examine price trends for units of equivalent lease duration and bedroom configuration to establish fair value and negotiate confidently; the transparency of recent HDB transaction data through public records enables robust benchmarking.

What is the Additional Buyer's Stamp Duty impact for second-property buyers purchasing at 464 Upper Serangoon Road?

Singapore Citizens purchasing a second residential property are liable for Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For a property at 464 Upper Serangoon Road valued at, for example, S$400,000, the ABSD liability would be S$80,000—a material addition to the total cost of acquisition that must be factored into investment return calculations and financing assessments. This 20% duty applies regardless of the property type or location and represents a significant headwind for investors evaluating portfolio expansion or upgraders selling their first property to purchase a second residence. Buyers should incorporate this tax impost into their affordability analysis and consider whether remaining financing headroom and rental yield expectations justify the additional tax burden; first-time HDB buyers are exempt from ABSD, making the initial purchase decision comparatively more financially accessible.

What lease decay risk should buyers at 464 Upper Serangoon Road be aware of, and how does it affect resale value?

As an HDB property, the remaining lease duration is a critical determinant of long-term value and resale demand. Properties with leases of 60–80 years remaining typically maintain robust market demand and stable valuations, whilst flats approaching the final three decades of their leases experience accelerating value compression as banks reduce loan eligibility and buyers prioritise longer-remaining-lease properties for ownership security. At 464 Upper Serangoon Road, the exact lease expiry date should be verified during due diligence; if the property is approaching the 60-year remaining lease threshold, buyers should expect modestly constrained capital appreciation and increasingly restrictive financing options as the property ages. The HDB's Lease Buyback Scheme offers a potential mitigation mechanism for leaseholders approaching lease expiry, allowing them to sell their flat back to the Board and receive a cash payout; however, this option is subject to eligibility criteria and may not be available indefinitely. Buyers planning to hold properties beyond 80–90 years of remaining lease should be particularly cautious, as liquidity and resale values may become materially impaired.

How does proximity to Hougang MRT Station influence demand and capital appreciation for properties at 464 Upper Serangoon Road?

The 8-minute walk to Hougang MRT Station is a significant locational advantage that directly supports sustained tenant demand for rental properties and buyer appeal across ownership cycles. Properties within easy walking distance of MRT stations typically experience more resilient demand during economic downturns, as tenants and owner-occupiers prioritise transport accessibility for commuting efficiency and long-term lifestyle convenience. The North-East Line itself represents a fully operational, well-integrated corridor connecting Hougang to employment centres, retail precincts, and social amenities across the island, which provides a stable foundation for continued relevance and demand. Capital appreciation for properties at 464 Upper Serangoon Road is supported by the MRT proximity, as improvements to transport infrastructure or increased service frequency on the North-East Line would likely generate positive revaluations across the surrounding precinct. Conversely, properties located significantly further from transport nodes often experience greater price volatility and lower capital growth, making the location's transport access a material risk mitigation factor for long-term investors and owner-occupiers.

Which buyer profiles are best suited to purchasing at 464 Upper Serangoon Road?

First-time HDB buyers will find 464 Upper Serangoon Road highly suitable, as the Hougang neighbourhood offers mature infrastructure, established community services, and straightforward MRT access that reduce decision complexity and support confident purchasing. Young professionals and small families entering the HDB market appreciate the proven neighbourhood stability and transparent transport options, which provide confidence in long-term residential satisfaction. Upgraders moving from smaller flats or seeking lateral transitions within established estates will value the mature amenities, community networks, and the opportunity to remain within a familiar residential ecosystem whilst securing improved living space. Property investors recognising stable rental demand in the North-East region and the defensive characteristics of MRT-proximate properties will view the development as a reliable income-generating vehicle with lower vacancy risk compared to newer, peripheral estates. Higher-net-worth individuals diversifying into HDB investments for portfolio stability and defensive characteristics may also find the location's maturity and transport connectivity appealing, though such buyers typically comprise a smaller segment of HDB purchasers. Conversely, buyers seeking cutting-edge new facilities or those prioritising newer architectural design may find established estates less compelling.

What Total Debt Servicing Ratio headroom and financing considerations apply to typical price points at 464 Upper Serangoon Road?

At prevailing HDB property price points in Hougang, buyers should anticipate needing to demonstrate TDSR capacity of approximately 55–60% to access optimal loan-to-value ratios (typically 75–80% for HDB financing). For a purchase price of S$400,000 with an 80% loan, the monthly repayment over a 25-year tenure would approximate S$1,600–1,700, requiring household gross monthly income of roughly S$2,900–3,100 to comfortably meet TDSR thresholds whilst maintaining buffer capacity for other obligations. Interest rate forecasts and personal income stability are critical factors; buyers should model repayment scenarios across a range of interest rate assumptions (e.g., 2.5% to 3.5%) to ensure repayment sustainability across economic cycles. Second-property buyers must also factor in the 20% Additional Buyer's Stamp Duty, which materially increases out-of-pocket capital requirements at point of purchase and reduces available financing headroom for additional investment or contingency purposes. Buyers with existing mortgage obligations should engage with HDB or bank financing advisors to confirm TDSR capacity before proceeding with formal offers; conservative stress-testing of repayment scenarios ensures long-term affordability and reduces refinancing risk.

How does 464 Upper Serangoon Road compare to competing developments in nearby estates such as Sengkang or Potong Pasir?

The Hougang, Sengkang, and Potong Pasir precincts represent competing segments of the North-East HDB resale market, each with distinct locational advantages and pricing characteristics. 464 Upper Serangoon Road competes on the basis of established neighbourhood maturity, proven amenity infrastructure, and the 8-minute MRT walk—advantages that appeal to buyers prioritising convenience and community stability over newer architectural finishes or cutting-edge facilities. Nearby Potong Pasir, an even more mature estate, may offer slightly lower price points but provides similarly established infrastructure; Sengkang, being a relatively newer estate, often attracts buyers seeking modern facilities and newer-generation design, though it may command premium pricing and offer comparable MRT accessibility through multiple stations. Price per square foot comparisons across these three precincts should be conducted for properties of equivalent lease tenure, floor level, and unit type to establish fair value benchmarks; Upper Serangoon Road's positioning typically represents a middle ground between Potong Pasir's older maturity and Sengkang's newer-estate premiums. Investors should evaluate which precinct aligns best with their tenant profile expectations and long-term capital appreciation assumptions, recognising that buyer preference varies across market cycles.

Are specific unit stacks or floor levels at 464 Upper Serangoon Road likely to offer better value or capital appreciation potential?

Within HDB developments, mid-level units (typically floors 7–15) often command optimal pricing relative to resale appeal, as they offer a balance between strong light and ventilation access and lower susceptibility to noise or privacy issues that sometimes affect ground-floor and top-floor properties. Units facing quieter, park-facing, or green-space-oriented orientations typically attract premium valuations and stronger rental demand, as tenants increasingly value amenity views and natural ventilation. Conversely, units with road-facing orientations or proximity to common facilities such as rubbish chutes may trade at modest discounts, presenting value opportunities for discerning buyers comfortable with minor trade-offs in exchange for improved pricing. Investors seeking optimal rental yield should prioritise 2–3 bedroom units in mid-stack locations with desirable orientations, as these configurations command strong tenant demand and support both capital stability and consistent income. Properties directly adjacent to functional facilities (lifts, stairs) or utility areas may warrant price negotiations, as proximity to such features can reduce perceived residential amenity. Prospective buyers and investors should physically inspect specific units within their target price range to assess orientation, sightlines, and exposure, as these factors materially influence personal satisfaction and long-term value retention.

What future supply pipeline exists in the North-East District, and how might it affect property values at 464 Upper Serangoon Road?

The North-East District has historically been subject to ongoing HDB new-build programmes, with planning data indicating continued development of residential precincts in areas such as Tampines and outer Serangoon zones, though new supply is primarily concentrated in peripheral locations rather than within the mature Hougang precinct itself. The maturity of Hougang as a fully developed residential zone means that large-scale new housing supply is unlikely within the immediate vicinity of 464 Upper Serangoon Road, reducing the risk of neighbourhood oversupply or value compression from new competing stock. Strategic transport infrastructure improvements, such as potential North-East Line extensions or enhanced connectivity to Punggol and Tampines zones, may enhance accessibility and indirectly support broader regional demand, benefiting properties across the precinct including Upper Serangoon Road. Buyers should monitor public transport planning announcements and Housing and Development Board strategic plans to understand future infrastructure trajectories; improvements typically support long-term value appreciation, whilst major supply additions in peripheral areas may modestly redirect demand toward these newer precincts. Overall, the established maturity of Hougang and limited new-supply risk in the immediate area position 464 Upper Serangoon Road relatively defensively within the broader North-East property landscape, supporting stable long-term valuations and consistent market demand.

Hdb Flat At Upper Serangoon Road — From S$1,100