Type

Units

Min Area

Price Range

2 BR

904 sqft

S$1.5M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$290K on this acquisition.
Located 8 min (680 m) from NE12 Serangoon MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

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

Wembly Residences: Modern Apartments Near Serangoon MRT

Wembly Residences stands as a contemporary residential development located at 28 Yio Chu Kang Road, positioned within walking distance of Serangoon MRT Station on the North-East Line. The project offers a selection of well-designed apartment units tailored to meet the needs of owner-occupiers, upgraders and investment-focused buyers seeking exposure to this established neighbourhood. Situated approximately eight minutes' walk from the station, the development benefits from excellent connectivity across Singapore's rapid transit network.

Location and Transport Connectivity

The proximity to Serangoon MRT Station represents a significant advantage for residents and investors alike. The North-East Line provides direct access to key commercial hubs, educational institutions and entertainment precincts across the island. Within the immediate vicinity, residents enjoy access to established shopping centres, food courts, and essential services that characterise this mature residential enclave. The walking distance to the station makes public transport the natural commuting choice for most households, reducing dependency on private vehicles and aligning with Singapore's sustainable urban planning objectives.

Beyond the MRT station, the neighbourhood offers comprehensive infrastructure including primary and secondary schools, medical clinics, and recreational facilities. Yio Chu Kang Road itself forms a major thoroughfare, ensuring good connectivity to other parts of the North-East region and facilitating easy journeys to the central business district via the rapid transit system.

Development and Unit Composition

Wembly Residences comprises a curated selection of apartment units, with floor plans ranging across different configurations to accommodate varying household sizes and preferences. Unit sizes span approximately 904 square feet in the documented inventory, though the development encompasses a broader mix of layouts designed to appeal to first-time buyers, growing families and investors seeking stable rental yields. Pricing across the development is competitive within the Serangoon precinct, with units available from S$1.45 million upwards depending on floor level, orientation and specific layout specifications.

The apartment designs reflect contemporary construction standards and finishes, positioning the development as a modern addition to the Yio Chu Kang Road residential landscape. Each unit is configured to maximise natural light, cross-ventilation and functional living space—attributes that consistently drive buyer preference and rental demand in Singapore's residential market.

Investment and Ownership Considerations

Prospective buyers evaluating Wembly Residences for investment purposes should consider several key factors inherent to residential property acquisition in Singapore. Second-property buyers will face Additional Buyer's Stamp Duty at the rate of 20% on the purchase price above S$180,000, a significant cost that must be factored into total acquisition expenses alongside legal fees and agent commissions. For owner-occupiers purchasing their first residential property, ABSD does not apply, making this development particularly attractive to this buyer segment.

Rental yield potential depends on prevailing market conditions, tenant demand in the Serangoon area and the specific unit configuration. The established nature of the neighbourhood, combined with reliable MRT access, typically supports consistent rental interest from both working professionals and young families. Historical rental performance for comparable developments in the vicinity suggests yields in the range of 2.5% to 3.5% gross, though individual outcomes vary based on unit specification and market timing.

Financing and Affordability

Prospective purchasers should engage with financial institutions to understand their Total Debt Service Ratio (TDSR) limits and available loan quantum. At the documented price point of approximately S$1.45 million, most Singapore-based banks will offer loans up to 80% of the purchase price for owner-occupiers, translating to approximately S$1.16 million in potential financing. This scenario requires a cash down payment of approximately S$290,000 including ABSD for second-property buyers, or S$290,000 for first-time owner-occupiers (with no ABSD component). Monthly mortgage servicing at current interest rates typically requires household income well into the high five figures to comfortably satisfy TDSR requirements, positioning this development within reach of middle-income to upper-middle-income households.

Market Position and Competitive Context

Within the Serangoon residential market, Wembly Residences competes alongside several established developments and resale properties spanning the immediate and extended vicinity. Price per square foot metrics for new launches and resale transactions in this location have historically ranged from S$1,600 to S$1,850 per square foot, though specific transaction evidence varies by unit type, age and condition. Investors and owner-occupiers should conduct comparative analysis of nearby developments to ensure pricing aligns with prevailing market sentiment and long-term value expectations.

The accessibility provided by Serangoon MRT Station, combined with the development's modern design and finish specifications, positions it competitively against both new launches and established resale stock in the immediate area. Buyer motivation and decision-making processes frequently centre on transport convenience, neighbourhood maturity and perceived capital appreciation potential—all factors present at this location.

Future Market Dynamics and District Development

The North-East region has witnessed consistent residential demand driven by population growth, infrastructure investment and the strategic positioning of Serangoon as a secondary commercial hub. Planned developments and estate rejuvenation initiatives in surrounding precincts may contribute to sustained capital appreciation, though market sentiment remains subject to broader economic cycles, interest rate movements and housing policy changes. Investors should monitor upcoming estate improvement projects, transport enhancements and planned commercial developments that may influence long-term neighbourhood trajectory and property values.

Wembly Residences represents an opportunity to acquire a modern, well-located residential asset in an established neighbourhood with demonstrated rental demand and transport connectivity. Whether pursuing owner-occupation, upgrading from existing property or building an investment portfolio, prospective buyers should conduct thorough due diligence including legal review, financial modelling and comparative market analysis to ensure alignment with their specific objectives and risk tolerance.

Frequently Asked Questions

What is the expected rental yield for Wembly Residences if purchased as an investment property?

Rental yields at Wembly Residences are typically influenced by the unit's floor plan, orientation and current tenant demand in the Serangoon precinct. Based on recent comparable transactions in the broader North-East region, gross rental yields for similar apartment units generally range from 2.5% to 3.5% annually, translating to monthly rental income of approximately S$3,000 to S$4,300 for a unit valued around S$1.45 million. The exact yield will depend on tenant profile, lease duration achieved and prevailing market conditions at the time of letting. Investors should conduct detailed rental feasibility analysis with local agents before committing capital, as yields can fluctuate based on economic cycles, interest rate shifts and competing new launches that enter the market.

How does Wembly Residences' pricing per square foot compare to recent transactions in the Serangoon area?

Current market evidence suggests residential properties in the Serangoon vicinity have transacted between S$1,600 and S$1,850 per square foot, with variation driven by age, condition, floor level and specific amenities. At Wembly Residences, documented units at approximately 904 square feet priced around S$1.45 million represent a per-square-foot rate in the region of S$1,604, which positions the development competitively within this range. This pricing reflects the development's new-launch status, modern finishes and proximity to the MRT station—factors that justify positioning within the established market band. Comparative analysis should account for whether comparable transactions involved resale properties (typically lower per-square-foot rates due to age) or other new launches, as this distinction materially affects pricing perception.

What is the Additional Buyer's Stamp Duty impact for a second-property buyer at Wembly Residences?

A Singapore Citizen purchasing Wembly Residences as a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price above S$180,000. For a property priced at S$1.45 million, this equates to ABSD of approximately S$254,000 (calculated on S$1.45 million minus S$180,000, multiplied by 20%), representing a material additional cost beyond the base purchase price. This amount must be paid upfront as part of closing costs and cannot be financed through the mortgage, requiring buyers to secure sufficient liquidity or adjust their purchasing budget accordingly. First-time owner-occupiers remain exempt from ABSD, making this development particularly attractive for that buyer segment compared to second-property or investor purchasers who face this significant duty burden.

What lease decay risk applies to Wembly Residences, and how might it affect long-term resale value?

As a new development, Wembly Residences will carry a full lease tenure at the time of purchase—either 99 years or 999 years depending on the specific land tenure structure (information to be confirmed from sales documentation). Properties with 99-year leases begin to experience measurable value depreciation when the lease falls below 80 years remaining, as financing becomes more constrained and buyer pools narrow. For example, a 99-year leasehold purchased today will reach the 80-year mark approximately two decades hence, at which point capital appreciation may decelerate compared to longer-lease alternatives. Investors with a multi-decade holding horizon should factor this decay trajectory into long-term return modelling, recognising that eventual resale at very low lease periods (below 20 years) becomes substantially more challenging. First-time buyers and owner-occupiers planning to occupy the property long-term face lower lease-decay risk if they intend to live there throughout their housing lifecycle.

How does Serangoon MRT Station's proximity affect property demand and capital appreciation at this location?

The proximity of Serangoon MRT Station (approximately eight minutes' walk away) represents a major driver of demand for Wembly Residences, as property values in Singapore have historically appreciated faster in locations with direct rapid-transit access. The North-East Line provides connectivity to multiple secondary commercial nodes and the city centre, making this station a significant transport interchange that attracts professional workers, families and service users. Properties within 500 metres of an MRT station typically command price premiums of 10% to 20% relative to locations further afield, reflecting the convenience value and broader appeal to tenant pools. Over multi-year holding periods, capital appreciation has historically been more robust in MRT-proximate locations, particularly where the station serves as an interchange point (as Serangoon does) or where new commercial development is planned along the corridor. Real estate cycles do fluctuate, however, and buyers should not assume appreciation as guaranteed—macroeconomic conditions, interest rates and housing policy changes all influence long-term market performance.

Is Wembly Residences suitable for first-time homebuyers, upgraders, or investors—and how do considerations differ for each profile?

Wembly Residences caters effectively to all three buyer segments, though each faces distinct decision-making criteria. First-time homebuyers benefit from ABSD exemption, modern finishes requiring minimal renovation expenditure, and proximity to amenities that support family living—the S$1.45 million price point targets upper-tier first-timers with strong household incomes and accumulated down-payment capacity. Upgraders moving from smaller starter properties value the contemporary design, potential rental income if eventually let out, and proximity to schools and transport that facilitate mid-career transitions to larger households. Investors evaluate the development primarily on rental yield stability, tenant demand visibility in the Serangoon precinct and capital appreciation potential—the established neighbourhood status supports predictable rental streams compared to emerging estates with demand uncertainty. Investors should prioritise units with larger floorplates (if available beyond the documented 904-square-foot baseline) to capture broader tenant pools, whereas owner-occupiers may optimise based on lifestyle preferences around floor height, orientation and unit layout rather than yield mathematics alone.

What TDSR and financing headroom considerations apply at Wembly Residences' price points?

At the approximately S$1.45 million price point documented for Wembly Residences, banks typically offer loan-to-value ratios up to 80% for owner-occupiers (S$1.16 million in financing), requiring cash down payments of roughly S$290,000. TDSR constraints at current interest rate environments (typically 2.6% to 2.8% on residential mortgages) mean that buyers must demonstrate gross monthly household income of approximately S$23,000 to S$25,000 to comfortably service a S$1.16 million mortgage and satisfy prudent TDSR thresholds (most banks cap TDSR at 60% of gross income). Second-property buyers face higher down-payment requirements when ABSD is included (approximately S$544,000 total down payment), substantially constraining affordability for households without significant liquid reserves. Prospective purchasers should engage directly with mortgage brokers or banks to model their specific TDSR capacity, bonus structures and liabilities, as individual circumstances vary widely and lender assessment methodologies differ across institutions.

How does Wembly Residences compare to competing developments near Serangoon MRT?

The Serangoon residential market includes several established developments and resale stock spanning various age profiles and price points. New launches in adjacent precincts have commanded comparable per-square-foot rates to Wembly Residences (S$1,600 to S$1,800), while older developments command lower rates reflecting depreciation and lower specification finishes. Wembly Residences' competitive positioning hinges on its modern design, new-launch premium, and proximity to the MRT station—factors that differentiate it favourably from dated resale stock but must be evaluated against alternative new launches offering potentially more spacious floorplates or enhanced amenity offerings. Buyers evaluating competing developments should conduct systematic price-per-square-foot analysis, visit comparable show units, and assess which trade-offs between location, specification and pricing align with their individual priorities. The Serangoon market remains relatively competitive, meaning buyer decision-making increasingly hinges on subjective preferences (design aesthetics, unit orientation, specific floor levels) rather than objective price differentials alone.

Which unit stack or floor level at Wembly Residences offers the best value proposition?

Unit value at Wembly Residences typically varies by floor level, with lower floors (3rd to 10th storey approximately) offering premium value per square foot due to lower land-cost allocation in Singapore's strata pricing methodology, though some buyers forgo ground-floor advantages due to noise or privacy considerations. Mid-level units (10th to 20th storey) command moderate price premiums reflecting balanced light, views and privacy perceptions, representing the most frequently chosen range by owner-occupiers seeking optimal lifestyle attributes. Higher floors (above 20th storey, if applicable to the building height) attract price premiums of 10% to 25% relative to mid-levels, justified by enhanced views, reduced noise and prestige perception—premiums that may not translate to equivalent resale value appreciation, making them less attractive to value-focused buyers. Corner units typically command premiums of 5% to 15% over comparable mid-stack units due to superior cross-ventilation and view angles, though this premium narrows during market corrections. Investors optimising for rental yield should focus on lower-to-mid stack units offering strong value per square foot without premium positioning that may not be fully captured in rental income.

What is the future supply pipeline in the Serangoon and North-East district, and how might it influence property values?

The North-East district has experienced steady residential densification through estate upgrading initiatives, new launch developments and infill projects across precincts like Serangoon, Potong Pasir and Punggol. Government planning documents indicate ongoing commercial and residential intensification along key transport corridors, which generally supports long-term capital appreciation but can introduce headwinds if oversupply emerges from multiple competing projects. Planned enhancements to public facilities, retail nodes and transport infrastructure (such as bus rapid-transit corridors or new secondary MRT connections if planned) may positively influence the Serangoon precinct's strategic positioning and amenity appeal. Buyers should monitor official HDB and URA planning updates, registered new launch announcements and estate development frameworks to assess whether supply pipeline growth may saturate demand or whether sustained population inflow justifies continued appreciation. Historical precedent suggests that locations within 500 metres of mature MRT stations remain resilient to oversupply dynamics, as transport convenience functions as an enduring demand driver—however, prolonged rental market softness or interest rate increases could moderate appreciation, particularly for premium-priced units competing against larger floorplate alternatives in adjacent precincts.

[For Sale] Wembly Residences At Yio Chu Kang Road — From S$1.5M