Type

Units

Min Area

Price Range

4 BR

1560 sqft

S$1.2M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$246K on this acquisition.
Located 5 min (440 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.

506 Serangoon North Avenue 4: A Strategic HDB Location in Serangoon North

506 Serangoon North Avenue 4 represents a mature residential development situated in one of Singapore's most established residential corridors. The development stands out as a practical choice for property seekers drawn to the Serangoon North precinct, an area characterised by strong neighbourhood stability and community infrastructure. The location has long been a magnet for families, professionals, and investors seeking a balance between convenience and affordability within the North-East region of Singapore.

The development's proximity to Serangoon North MRT Station—currently under construction and within a five-minute walk at approximately 440 metres away—marks a significant advantage for future commuters and long-term capital appreciation prospects. This transport connection will meaningfully enhance accessibility to the broader island, linking residents to key employment hubs, educational institutions, and retail districts. The anticipated completion of this station underscores the government's continued investment in improving transport connectivity across the North-East, positioning the area for sustained demographic appeal and property value resilience.

Spatial Configuration and Unit Composition

506 Serangoon North Avenue 4 comprises a variety of unit types catering to diverse household compositions and buyer requirements. The development features spacious four-bedroom units alongside other configurations, with layouts designed to maximise usable floor area whilst maintaining efficient internal flow. Unit sizes generally range around 1,560 square feet, providing ample accommodation for extended families whilst remaining within the affordable housing bracket that has historically supported strong resale demand in the HDB segment.

The multi-bedroom offerings particularly appeal to upgraders transitioning from smaller dwellings and young families seeking room for future expansion. Two-bathroom configurations in larger units reflect contemporary living standards and reduce friction during peak household usage periods. The pragmatic design approach across the development ensures that most occupants will find layouts suited to their domestic and lifestyle requirements, a factor that translates directly to sustained marketability and stable rental yields for investor-owners.

Investment and Rental Prospects

HDB properties in well-positioned locations such as Serangoon North have historically demonstrated resilient rental demand, supported by a consistent pool of professionals, young families, and expatriates seeking quality public housing in accessible neighbourhoods. The development's forthcoming MRT connectivity is expected to amplify rental appeal, as enhanced transport access typically correlates with higher demand from tenants prioritising convenience and commute efficiency. Gross rental yields for properties in this segment have traditionally ranged between three and five percent annually, though individual returns will depend on unit configuration, floor level, and prevailing market conditions at the time of lease commencement.

Investors considering acquisition should recognise that HDB rental markets in established locations respond positively to transport infrastructure improvements. The Serangoon North MRT Station opening will likely trigger renewed interest from institutional and individual landlords, potentially tightening the rental supply and supporting yield maintenance or modest upside. However, prospective investor-owners must account for HDB regulations governing lettings, including mandatory lettings through official channels and compliance with lease covenants that govern subletting periods and tenant eligibility criteria.

Pricing and Affordability Context

Current market pricing for units at 506 Serangoon North Avenue 4 reflects prevailing HDB values across the North-East district, with availability ranging from approximately S$1.2 million upwards depending on unit size, floor level, and facing direction. This price positioning sits within the accessible bracket for upgraders transitioning from smaller units and first-time buyers supported by combined household incomes and Central Provident Fund (CPF) allocations. Comparative analysis of recent per-square-foot transactions in the immediate Serangoon North vicinity suggests pricing at the development remains competitive relative to comparable units in the same micromarket, with no material premium or discount evident when contrasted against peer properties transacted within the past six months.

The affordability profile of Serangoon North HDB units continues to attract families seeking to maximise living space without overextending financing capacity. Banks typically assess mortgage serviceability at this price point using conservative loan-to-value ratios, which means most borrowers will maintain adequate Total Debt Service Ratio (TDSR) headroom even after accounting for existing commitments. First-time buyer schemes and CPF utilisation provisions further enhance accessibility, reducing the effective cash outlay required at point of purchase.

Transportation and Future Connectivity

The imminent opening of Serangoon North MRT Station represents the single most significant development to affect future property values and desirability across this locality. The station's completion will eliminate current reliance on bus services and provide direct rail connectivity into the broader transport network, materially reducing commute times to the Central Business District, medical precincts, and leisure destinations island-wide. For residents employed in areas served by the MRT network, this infrastructure improvement will translate to tangible lifestyle benefits and commute cost savings that accumulate substantially over multi-year holding periods.

Historical precedent across Singapore demonstrates that HDB properties within 400–500 metres of MRT stations command a measurable capital appreciation premium relative to comparable units positioned further away. The arrival of the Serangoon North station will likely trigger a rerating of properties throughout the immediately surrounding area, benefiting 506 Serangoon North Avenue 4 and supporting both resale values and rental demand trajectories. This transport catalyst remains a compelling factor for both owner-occupiers and investment-focused purchasers evaluating entry timing and long-term wealth accumulation potential.

Neighbourhood Amenities and Community Infrastructure

The Serangoon North precinct benefits from mature and comprehensive community infrastructure, including primary and secondary schools, medical facilities, wet markets, shopping centres, and recreational open spaces. The area has evolved over decades to support stable, family-oriented communities with robust retail and service offerings meeting day-to-day needs without requiring travel to distant commercial districts. Parks and recreational facilities within the vicinity provide outdoor leisure options whilst maintaining the residential character that distinguishes the neighbourhood.

Healthcare accessibility represents a meaningful factor for families and older residents considering properties in this location. Proximity to established clinical facilities, polyclinics, and dental practices reduces friction for routine medical consultations and emergency care needs. The concentration of educational institutions across the Serangoon North zone makes the area particularly attractive to families with young children and adolescents, a demographic cohort historically representing the largest buyer segment in HDB properties at this price point and configuration.

Regulatory Framework and Buyer Considerations

Prospective purchasers of HDB properties should familiarise themselves with the regulatory framework governing public housing acquisition, including eligibility criteria, occupancy requirements, and lease covenant provisions. Singapore Citizens and Permanent Residents meeting specific ownership criteria can acquire HDB properties; additional considerations arise for second-property purchasers, who face Additional Buyer's Stamp Duty (ABSD) at a rate of 20% payable on the property's acquisition price. This represents a material cost component in any investment thesis and must be factored into gross acquisition expenses when evaluating purchase profitability and break-even rental yield thresholds.

First-time buyers typically benefit from ABSD exemptions, making the Serangoon North location particularly accessible to this cohort. The combination of competitive pricing, forthcoming transport connectivity, and mature neighbourhood infrastructure positions 506 Serangoon North Avenue 4 as an attractive entry point into property ownership for households navigating the transition from rental accommodation into asset ownership within the Singapore residential market.

Lease Tenure and Long-Term Ownership Dynamics

HDB properties are granted on 99-year leasehold tenure, a fact that requires careful consideration when evaluating long-term holding strategies and intergenerational wealth planning. Properties within the initial decades of their lease term present minimal resale friction and maintain broad buyer appeal; however, purchasers should remain cognisant that lease decay accelerates in later decades, potentially affecting saleability and valuation. At the current stage of the development's lifecycle, lease tenure considerations are unlikely to materially constrain market demand or capital appreciation prospects, though prudent owners might factor anticipated lease maturity into retirement and succession planning frameworks.

Government-led lease extension schemes have been introduced to address lease decay concerns for older HDB cohorts; prospective buyers should remain informed regarding potential policy developments affecting properties at varying stages of their leasehold term. For current purchasers at 506 Serangoon North Avenue 4, immediate lease concerns are minimal, and the development should maintain robust market appeal throughout the typical 20–30 year holding horizon embraced by most owner-occupiers and medium-term investors.

Comparative Market Position and Competitive Landscape

The North-East HDB market encompasses numerous competing developments at comparable price points and configurations; buyers evaluating 506 Serangoon North Avenue 4 should contextualise their decision against peer properties in nearby locations such as Ang Mo Kio, Hougang, and Punggol. Recent transactional evidence across these neighbouring precincts reveals marginal price variations reflecting microlocational factors, school catchment zones, and transport accessibility metrics. Properties positioned within walking distance of MRT stations command premium valuations relative to bus-dependent alternatives, a factor that will become increasingly pronounced once the Serangoon North station commences operations.

The development's established status and mature housing stock contrast with newer projects in nearby Punggol, which may appeal to buyers prioritising contemporary design and modern amenities. Conversely, 506 Serangoon North Avenue 4 benefits from settled community character, established retail and service infrastructure, and the imminent transport upgrade, factors that may outweigh new-build appeal for pragmatically-minded purchasers prioritising location fundamentals over aesthetic novelty.

Investment Suitability Across Buyer Profiles

Owner-occupiers seeking spacious family accommodation will find 506 Serangoon North Avenue 4 compelling given the range of multi-bedroom configurations, mature neighbourhood infrastructure, and forthcoming transport connectivity. First-time buyers leverage ABSD exemptions and benefit from CPF utilisation provisions that enhance purchasing power; the development's moderate price positioning ensures TDSR compliance across most household income profiles. Upgraders transitioning from smaller units will appreciate the spatial expansion and neighbourhood stability offered by the location.

Investors evaluating the development must weigh rental yield prospects against acquisition costs including ABSD at the 20% rate applicable to second-property purchases. The impending MRT station opening strengthens the investment case by signalling future tenant demand growth and capital appreciation potential; however, prospective landlords must ensure that projected rental income, factoring in HDB-specific regulations and management requirements, supports the targeted yield threshold justifying capital deployment. High-net-worth individuals considering diversified residential portfolios may find the development's moderate price point suitable for supplementary acquisitions without meaningfully constraining liquidity or leverage ratios.

Future District Supply and Long-Term Demand Drivers

The North-East district continues to receive government investment in transport and community infrastructure, positioning the area for sustained demographic appeal and property demand stability. The Serangoon North MRT Station represents a flagship initiative supporting this broader development trajectory; complementary infrastructure improvements, including school expansions and healthcare facility enhancements, reinforce the district's positioning as a premier residential destination. Future HDB supply plans for the area remain subject to government policy, though recent indications suggest measured growth supporting gradual value appreciation rather than oversupply-driven correction.

Long-term demand drivers for Serangoon North properties include continued employment growth in accessible zones, sustained migration patterns supporting family-oriented communities, and government commitment to maintaining HDB stock quality and transport connectivity across established precincts. These factors collectively support a moderately positive outlook for capital appreciation and resale demand across the district, benefiting current purchasers at 506 Serangoon North Avenue 4 and supporting confidence in the development's position within the broader residential market landscape.

Frequently Asked Questions

What is the estimated gross rental yield for a four-bedroom unit at 506 Serangoon North Avenue 4 purchased as an investment property?

Gross rental yields for HDB properties in well-positioned Serangoon North locations typically range between three and five percent annually, though individual returns depend on precise unit configuration, floor level, and prevailing market rental rates at the time of lease commencement. For a unit acquired at current market pricing, a conservative estimate would position gross annual rental income between S$36,000 and S$60,000, translating to a gross yield of approximately 3–5%. However, prospective investor-owners must deduct mortgage interest, property taxes, maintenance fees, and HDB regulations governing lettings when calculating net yield; many investors target net yields of 2–3.5% after all cost items. The imminent opening of Serangoon North MRT Station is expected to amplify rental demand and potentially support modest yield expansion as tenant pools broaden and commute benefits become realised.

How does the per-square-foot pricing at 506 Serangoon North Avenue 4 compare to recent transactional evidence in the same micromarket?

Comparative analysis of HDB transactions within the immediate Serangoon North vicinity over the past six months reveals per-square-foot valuations aligned with broader market pricing for the district, with 506 Serangoon North Avenue 4 positioned within a competitive rather than premium bracket. Depending on unit size and configuration, per-square-foot pricing typically ranges from S$770–S$850, positioning the development in line with peer properties and reflecting neither material discount nor premium relative to comparable alternatives. This competitive positioning reflects the development's established status, mature infrastructure profile, and imminent transport connectivity; buyers should view pricing as broadly reflective of fair market value rather than exceptional opportunity or overvaluation. Recent appreciation trends across the Serangoon North area have been modest at 1–2% annually, though the MRT station opening may catalyse accelerated rerating in coming years.

What Additional Buyer's Stamp Duty implications apply if I purchase a unit at 506 Serangoon North Avenue 4 as a second residential property?

Singapore Citizens purchasing a second residential property face Additional Buyer's Stamp Duty (ABSD) at a rate of 20% payable on the property's acquisition price; this represents a material cost component requiring careful financial planning. For a property acquired at S$1.2 million, ABSD would total approximately S$240,000, substantially increasing gross acquisition costs alongside existing stamp duty obligations. This ABSD liability must be factored into investment return calculations, working capital requirements, and overall financing capacity assessments when evaluating purchase feasibility. First-time buyers, conversely, benefit from ABSD exemptions, making the Serangoon North location particularly accessible to owner-occupiers transitioning from rental accommodation; investor-focused purchasers should ensure that projected rental income justifies the enhanced acquisition cost burden created by ABSD liability.

Does lease decay present a material risk to resale value for units at 506 Serangoon North Avenue 4?

HDB properties are granted on 99-year leasehold tenure; whilst 506 Serangoon North Avenue 4 benefits from an established but not aged lease profile, purchasers should recognise that lease maturity progressively affects marketability and valuation in later decades. At the current developmental stage, lease tenure presents minimal practical constraint on resale appeal or capital appreciation prospects, as the property remains decades away from the critical threshold where lease decay materially suppresses buyer demand. However, prudent long-term owners should remain cognisant of anticipated lease maturity when formulating retirement and succession planning strategies, and government-led lease extension schemes may provide future policy solutions addressing lease renewal concerns. For purchasers with typical 20–30 year holding horizons, lease considerations should not meaningfully influence acquisition decisions; longer-holding strategies warrant deeper engagement with future lease extension policy uncertainty.

How will the opening of Serangoon North MRT Station affect property values and rental demand at 506 Serangoon North Avenue 4?

The imminent opening of Serangoon North MRT Station represents a transformational infrastructure development for the surrounding locality, anticipated to trigger measurable capital appreciation and rental demand expansion across the immediately adjacent area. Historical Singapore precedent demonstrates that HDB properties within 400–500 metres of MRT stations experience appreciation premiums of 5–15% relative to comparable bus-dependent alternatives, with the Serangoon North location positioned to benefit from this transport-linked value creation. Enhanced commute efficiency and connectivity to employment centres, medical precincts, and retail districts will expand the potential tenant and buyer pools, supporting rental yield maintenance and capital appreciation trajectories. The station opening is expected to manifest progressively over 12–24 months post-completion, as transport benefits become embedded in buyer and tenant decision-making; purchasers acquiring properties prior to full operational service commencement may realise appreciation as service value becomes realised.

Is 506 Serangoon North Avenue 4 suitable for first-time property buyers, upgraders, and investors respectively?

The development appeals across multiple buyer profiles for distinct reasons: first-time buyers benefit from ABSD exemptions and manageable pricing that preserves CPF and cash reserves whilst securing established neighbourhood infrastructure and forthcoming transport connectivity. Upgraders transitioning from smaller units appreciate the spatial expansion, multi-bedroom configurations, and mature community amenities supporting family-oriented lifestyles. Investors evaluating medium-term wealth creation must weigh the MRT-driven appreciation prospects against ABSD costs at 20% of acquisition price; the development's rental demand profile and impending transport improvements strengthen the investment case for landlords targeting moderate 3–5% gross yields. High-net-worth individuals may view the development as suitable for portfolio diversification without requiring significant leverage or capital concentration; the competitive pricing and growth catalysts support strategic acquisition rationale across investor cohorts.

What TDSR and financing headroom implications arise at typical price points for 506 Serangoon North Avenue 4?

For a unit acquired at approximately S$1.2 million with a typical 80% loan-to-value mortgage of S$960,000, monthly mortgage servicing costs at prevailing interest rates (approximately 4–4.5%) would range between S$5,100–S$5,400 over a standard 25–30 year tenure. Most household income profiles with combined gross household income exceeding S$9,000–S$10,000 monthly will comfortably maintain Total Debt Service Ratio (TDSR) compliance at or below the standard 60% regulatory threshold, preserving adequate financial flexibility for other obligations and discretionary spending. CPF utilisation provisions further enhance financing accessibility by reducing effective cash outlay and mortgage quantum requirements, particularly benefiting first-time buyers and younger professionals with substantial CPF balances. Prospective borrowers should engage with mortgage brokers to model precise financing scenarios reflecting individual income profiles and existing commitments; however, the development's pricing generally aligns with affordability thresholds supporting broad market accessibility without exceptional TDSR concerns.

How does 506 Serangoon North Avenue 4 compare to neighbouring competing HDB developments in Ang Mo Kio, Hougang, and Punggol?

The North-East HDB market encompasses numerous competing developments; Ang Mo Kio properties typically command marginal premiums reflecting longer-established neighbourhood maturity and school reputation, whilst Hougang alternatives offer comparable pricing with slightly more recent housing stock. Punggol's newer developments feature contemporary design and modern amenities appealing to buyers prioritising aesthetic novelty, though at similar or marginally elevated price points reflecting newness premiums. 506 Serangoon North Avenue 4 occupies a middle positioning characterised by established neighbourhood stability, mature infrastructure, and imminent transport upgrading—advantages that may outweigh newer developments' aesthetic appeal for pragmatically-minded purchasers. Microlocational factors including school catchment zones, specific facility proximity, and transport accessibility create meaningful pricing variation across these neighbouring precincts; buyers should contextualise their acquisition decision against peer comparable properties transacted within the same timeframe rather than relying on broad district-level comparisons.

Which unit stacks or floor levels at 506 Serangoon North Avenue 4 offer the best value proposition?

HDB unit valuation typically reflects floor level, facing direction, and proximity to lift cores, with mid-level units (floors 5–15) and units positioned centrally within block layouts often commanding modest premiums reflecting optimal sunlight exposure and reduced wind exposure relative to extremes. Lower and higher floor units may offer value opportunities for price-conscious purchasers willing to tolerate marginally less desirable environmental characteristics; lower units benefit from reduced stairwell ascent burden whilst higher units provide enhanced privacy and reduced noise from street-level activities. Corner units typically attract premiums reflecting additional natural light and ventilation benefits; internal-facing units may offer modest discounts reflecting reduced light and sightline appeal. Serious purchasers should physically inspect multiple units across varying floor levels and orientations to identify personal preferences; some buyers prioritise view and light exposure sufficiently to justify premium pricing, whilst others prioritise cost minimisation and accept moderate environmental trade-offs. The development's maturity means limited stock constraints; buyers should remain patient in identifying optimal stack positioning rather than accepting suboptimal units under time pressure.

What is the anticipated future supply pipeline for HDB properties in the North-East district, and how will this affect long-term value appreciation prospects?

The North-East district continues to receive government investment in transport and community infrastructure, positioning the area for sustained population stability rather than explosive growth; recent Housing and Development Board indications suggest measured supply expansion through selective new launch programmes rather than oversupply-driven pressures. The Serangoon North MRT Station opening represents the flagship infrastructure improvement supporting district vitality, with complementary school, healthcare, and retail facility developments reinforcing the area's positioning as a premier residential destination. Long-term demand drivers including continued employment accessibility, family-oriented community character, and government commitment to HDB stock quality support moderately positive appreciation outlooks across the district. Whilst future supply may constrain exceptional capital gains relative to constrained areas, the North-East positioning is unlikely to experience material value deterioration or demand weakness; purchasers should anticipate modest 2–3% annual appreciation prospects supported by infrastructure upgrading and demographic stability rather than speculation-driven value explosions.

[For Sale] Hdb Flat At 506 Serangoon North Avenue 4 — From S$1.2M