11 properties in Serangoon North MRT
S$ 1,870,000
270 Yio Chu Kang Road · Condo · 12 min (990 m) from CR9 Serangoon North MRT Station
S$ 918,888
Condo · 10 min (800 m) from CR9 Serangoon North MRT Station
S$ 1,230,000
2 Hougang Street 92 · Condo · 11 min (920 m) from CR9 Serangoon North MRT Station
S$ 650,000
643 Hougang Avenue 8 · HDB · 12 min (1.01 km) from CR9 Serangoon North MRT Station
S$ 1,200,000
22 Serangoon North Avenue 1 · Condo · 11 min (900 m) from CR9 Serangoon North MRT Station
S$ 699,000
117 Serangoon North Avenue 1 · HDB · 11 min (890 m) from CR9 Serangoon North MRT Station
S$ 2,499,999
7 Rosyth Road · Condo · 14 min (1.14 km) from CR9 Serangoon North MRT Station
S$ 680,000
529 Serangoon North Avenue 4 · HDB · 6 min (530 m) from CR9 Serangoon North MRT Station
S$ 7,388,000
Serangoon Garden · Landed · 11 min (910 m) from CR9 Serangoon North MRT Station
S$ 860,000
30 Serangoon North Avenue 1 · Condo · 7 min (620 m) from CR9 Serangoon North MRT Station
S$ 945,000
26 Serangoon North Avenue 1 · Condo · 11 min (900 m) from CR9 Serangoon North MRT Station
The Serangoon North MRT area presents a balanced opportunity in the current market, with prices ranging from S$650,000 for HDB flats to S$2.5 million for private apartments, reflecting moderate appreciation potential. Given the Additional Buyer's Stamp Duty (ABSD) framework and recent interest rate environment, first-time buyers may find HDB flats near the station particularly attractive, whilst investors should focus on rental yield rather than short-term capital appreciation. The North-East Line extension through Serangoon North has stabilised this location as a long-term growth corridor, making it suitable for buyers with a 5-10 year investment horizon rather than speculative traders.
Serangoon North MRT (CR9) sits strategically along the North-East Line between Serangoon and Dhoby Ghaut, and its pricing reflects this mid-corridor positioning with condominiums averaging around S$1.1 million compared to more established nodes like Serangoon which command premiums of 15-20%. The catchment area benefits from being less saturated than Serangoon proper whilst offering similar connectivity, suggesting moderate but sustainable appreciation as the surrounding estates mature and amenities improve. Properties within 800-1000m of the station show stronger price resilience than those beyond 1.1km, indicating that precise proximity significantly impacts both capital value and rental demand in this MRT zone.
Young professionals and small families seeking affordability without compromising MRT connectivity represent the primary buyer demographic, evidenced by the prevalence of S$900,000-S$1.2 million condominium units and S$650,000-S$700,000 HDB flats in the listing pool. Tenants in this location typically comprise working adults employed in the CBD or East Coast industrial zones, attracted by the 20-25 minute commute advantage and relatively affordable rents compared to central locations. Owner-occupiers upgrading from 5-room HDB flats constitute another key segment, with Executive Condominiums like Hundred Palms Residences (S$1.87 million) bridging the gap between public and private housing and appealing to those seeking condominium amenities at moderate price points.
Singapore permanent residents purchasing a second residential property near Serangoon North MRT face a 5% ABSD surcharge on the purchase price, whilst foreign investors incur 20% ABSD, significantly impacting affordability for investment portfolios. For a typical S$1.1 million condominium purchase, this translates to an additional S$55,000 for PR investors and S$220,000 for foreign buyers, materially affecting investment returns and requiring careful yield analysis to justify acquisition. Investors should model rental yields against these upfront costs; properties achieving 3.5-4% gross rental yield in this location would require careful cash flow management to absorb ABSD premiums within a 7-10 year holding period.
Condominium properties in the Serangoon North MRT area typically deliver gross rental yields of 3.0-3.8% depending on unit size and finishing, with a modest S$1.1 million unit commanding rents of S$2,800-S$3,200 per month. Vacancy risk remains relatively low at 4-6% annually, given strong tenant demand from professionals working at nearby employment clusters and the area's appeal as a transit hub; however, oversupply of new units in adjacent Hougang could apply downward pressure on rental rates over the next 12-18 months. HDB flats in the catchment demonstrate stronger rental yields at 4.0-5.2% due to lower purchase prices, though tenant turnover is typically higher, with void periods of 2-4 weeks not uncommon between lease cycles.
Properties within 800-900m of the station command a 6-8% price premium compared to those 1.1km away, as evidenced by comparing Affinity At Serangoon (S$918,888 at 800m) to units at 1.14km distance commanding significantly higher prices for similar specifications. The critical threshold appears to be the 10-minute walk barrier; properties positioned beyond 1km experience measurable valuation compression, losing approximately 1-1.5% of value per additional 100m of walking distance. For rental purposes, proximity also matters substantially, as tenants show distinct preference for sub-10 minute walks to the MRT, with units at 530m from the station (like 529 Serangoon North Avenue 4) commanding rents 8-12% higher than comparable units 1km away.
The Serangoon North catchment will absorb approximately 1,200-1,500 new units from pipeline projects in adjacent Hougang and Serangoon estates over the next 24-36 months, potentially moderating price appreciation in the S$900,000-S$1.3 million segment. Urban Redevelopment Authority (URA) planning intentions for the area indicate continued emphasis on mixed-density housing rather than large-scale commercial development, suggesting that buyer and tenant demand should remain relatively stable despite supply increases. Projects like the proposed residential developments along the secondary nodes may compress prices for properties beyond the 1km radius from the MRT, making walkability proximity increasingly valuable as a differentiating factor.
HDB flats in the Serangoon North area typically possess 95-105 years remaining lease terms depending on their age; whilst this provides substantial buffer, buyers should be mindful that lease decay below 80 years will progressively limit financing options and liquidity post-2040. Private condominiums like Affinity At Serangoon and Regentville generally carry 99-year leases from date of completion, though older buildings from the 1990s may have depreciated to 75-85 years, requiring careful valuation adjustments for long-term investment viability. For investors seeking maximum rental appeal and capital preservation, prioritising properties with >85 years remaining lease is prudent, as tenant financing constraints and buyer demand drop measurably below this threshold in Singapore's market psychology.
Buyers should verify the precise walking distance to the MRT station against the property descriptor, as variations between stated and actual distances (typically measured via designated pedestrian routes) can significantly impact both valuation and tenant attractiveness; GPS coordinates alone are insufficient. Inspection of the actual pedestrian connectivity and pathway conditions is critical—steep slopes, lack of covered walkways, or circuitous routing can effectively add 3-5 minutes to the walk, materially affecting the property's positioning within the 10-minute catchment boundary. For older HDB units, structural condition assessments and outstanding maintenance liabilities should be verified through HDB's e-services platform, as common property defects in decades-old blocks near Serangoon North can entail significant contribution obligations ranging from S$15,000-S$50,000 per unit.
HDB flats (S$650,000-S$700,000 range) remain the most accessible entry point, with CPF withdrawal eligibility and HDB concessional loan terms enabling buyers with minimal down payment; conversely, private condominiums (S$900,000-S$1.87 million) require conventional bank financing with standard 25-30% down payment and stricter debt servicing ratios. Executive Condominiums like Hundred Palms Residences occupy an intermediate financing position, with enhanced CPF withdrawal privileges and eligibility for HDB concessional loans up to S$340,000, substantially improving affordability for first-time upgraders transitioning from HDB. Buyers should model affordability across the S$1.1-1.3 million condominium range assuming current mortgage rates of 4.5-5.2% and mandatory 25-year amortisation periods, with monthly servicing costs of approximately S$5,500-S$6,800 requiring household income exceeding S$16,500-S$20,400 monthly to satisfy prudent lending criteria.
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