Overview & Key Facts
AFFINITY AT SERANGOON is a 99 yrs lease commencing from 2018 condominium at SERANGOON NORTH AVENUE 1 in District 19 (OCR), developed by , comprising 1012 units, completed in 2021.
Location & Connectivity
AFFINITY AT SERANGOON is approximately 1440m from Kovan MRT station.
| Station | Line | Distance |
|---|---|---|
| Kovan | North-East Line | 1.4 km |
Schools & Education
21 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Xinghua Primary School | Primary | 140m |
| Yangzheng Primary School | Primary | 270m |
| Rosyth School | Primary | 570m |
| Serangoon Garden Secondary School | Secondary | 730m |
| Serangoon Secondary School | Secondary | 820m |
| Xinmin Secondary School | Secondary | 940m |
| Xinmin Primary School | Primary | 1 km |
| Townsville Primary School | Primary | 1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 71 | $1,730 psf | $819,409 |
| 1 BR | 135 | $1,723 psf | $1,009,173 |
| 2 BR | 186 | $1,785 psf | $1,464,197 |
| 3 BR | 132 | $1,669 psf | $1,896,726 |
| 4 BR | 51 | $1,610 psf | $2,420,780 |
| 5+ BR | 27 | $1,234 psf | $2,827,517 |
Market Position
AFFINITY AT SERANGOON has recorded 602 sales at an average price of $1,523,136.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at AFFINITY AT SERANGOON typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 0 BR | $3,027/mo | $819,409 | 4.43% |
| 1 BR | $2,936/mo | $1,009,173 | 3.49% |
| 2 BR | $3,533/mo | $1,464,197 | 2.90% |
| 3 BR | $4,657/mo | $1,896,726 | 2.95% |
| 4 BR | $7,400/mo | $2,420,780 | 3.67% |
| 5 BR | $8,175/mo | $2,827,517 | 3.47% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 148 | $1,524 psf | — |
| 2022 | 61 | $1,599 psf | ↑ 5.0% |
| 2023 | 127 | $1,770 psf | ↑ 10.7% |
| 2024 | 121 | $1,765 psf | ↓ 0.3% |
| 2025 | 114 | $1,807 psf | ↑ 2.4% |
| 2026 | 31 | $1,796 psf | ↓ 0.6% |
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AFFINITY AT SERANGOON prices are holding within 0.6% of the 2025 peak, 17.9% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
| SENGKANG GRAND RESIDENCES | 99 yrs lease commencing from 2018 | $1,820 psf | 458 |
Lease Analysis
With 91 years remaining on its 99-year lease, AFFINITY AT SERANGOON still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, car-owning households, long-term hold (10+ yr) and short-term flippers (<5 yr). Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For mrt-walkable commuters, it can work — but weigh the trade-offs before committing.
freehold / generational hold should probably look elsewhere. Freehold tenure makes this a candidate for multi-generation transfer with no lease-decay drag.
One caution flagged here: avoid if mrt-dependent — MRT is ~1437m away — over a 15-minute walk. Daily transit-only commuters should consider better-connected alternatives.
Verdict
AFFINITY AT SERANGOON is a 99 yrs lease commencing from 2018 development in District 19 (OCR), with 1012 units, offering a gross yield of 2.7%.
At ~$1,804 psf, it represents a competitive entry point in the OCR segment.
Explore the full AFFINITY AT SERANGOON dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing AFFINITY AT SERANGOON against staying public? These HDB towns sit within walking or short-drive distance:
- Serangoon — 4-room average $685,706 (70m away), an upgrader gap of about $850,000
- Hougang — 4-room average $630,510 (680m away), an upgrader gap of about $900,000
- Ang Mo Kio — 4-room average $724,816 (1.6 km away), an upgrader gap of about $800,000
FAQ
What is the average PSF for AFFINITY AT SERANGOON?
Is AFFINITY AT SERANGOON freehold?
What is the rental yield for AFFINITY AT SERANGOON?
Which MRT is nearest to AFFINITY AT SERANGOON?
Sources & Next Steps
- AFFINITY AT SERANGOON Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 602 transactions
- Rental data: 896 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 602 records analysed · Source: URA private-sale caveats