S$676 per square foot buys almost nothing in today's private market — except, it turns out, a freehold address in District 19. Aston Green, an eleven-unit development on Paya Lebar Crescent completed in 2013, has recorded just three sales in its URA history: S$2.65 million in 2021, S$2.8 million in 2022 and S$3.0 million in 2023, all five-bedroom units, averaging S$676 psf (as of 2023-03). Set against Chuan Park's S$2,596 psf district average, the figure looks like a misprint. It is not — it is what happens when very large freehold floorplates meet a market that prices by the square foot.
The catch announces itself just as quickly: nothing has transacted here since March 2023, and only two rental contracts — both at S$8,000 a month — anchor the leasing record. This is among the thinnest datasets we cover, so every average deserves caution. What the numbers do describe is a rare product: landed-scale living in strata form, in the Serangoon–Bartley corridor, at a unit rate most District 19 buyers will simply never encounter again.
Within District 19, Aston Green is an outlier by every measure. Developed by E C Venture Pte Ltd, it holds eleven units against The Florence Residences' 1,410 or Riverfront Residences' 1,451, and its recorded pricing sits at roughly the 1.9th percentile of the district on a psf basis (as of 2023-03) — effectively the cheapest unit rate in the postcode. The trade-off is quantum: at S$2.82 million average, entry costs more than double the district's mass-market norm of S$1.28–1.52 million. The District 19 analytics page shows just how far this profile diverges from the Hougang–Serangoon mainstream.
For due diligence beyond this review, two habits pay off in developments of this size. First, walk the block at different hours — a 11-unit building shows its management quality in the lift lobbies and common corridors far more honestly than in the marketing photos. Second, ask the managing agent for the sinking-fund balance and the last two years of AGM minutes; in boutique strata schemes the difference between a healthy and a stressed fund often decides whether the next repainting cycle arrives as a scheduled expense or a special levy.
It is also worth reading this property against the wider District 19 tape rather than in isolation. Compare its pricing band with the district's median on the price heat map, and check how the Outside Central Region segment as a whole has moved before concluding that any single premium or discount here is property-specific — segment-level tides lift and lower every boat in the harbour, and separating the two effects is where most mispricing hides.
Overview & Key Facts
ASTON GREEN is a freehold condominium at PAYA LEBAR CRESCENT in District 19 (OCR), developed by E C VENTURE PTE LTD, comprising 11 units, completed in 2013.
Location & Connectivity
ASTON GREEN is approximately 750m from Bartley MRT station, with 4 stations within 1.5 km.
Schools & Education
17 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | Secondary | 640m |
| Zhonghua Primary School | Primary | 690m |
| Montfort Junior School | Primary | 930m |
| Bartley Secondary School | Secondary | 960m |
| Montfort Secondary School | Secondary | 1.0 km |
| Cedar Girls' Secondary School | Secondary | 1.1 km |
| Cedar Primary School | Primary | 1.1 km |
| Red Swastika School | Primary | 1.3 km |
Market Position
ASTON GREEN has recorded 3 sales at an average price of $2,816,667.
Ranks in the top 98% of condos in District 19 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $636 psf | — |
| 2022 | 1 | $672 psf | ↑ 5.7% |
| 2023 | 1 | $720 psf | ↑ 7.1% |
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ASTON GREEN prices sit at a fresh series high after a 7.1% gain on the prior period, now 13.2% above the 2021 starting level.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 882 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,750 psf | 866 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,758 psf | 483 |
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 11 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, multi-generational families, car-owning households and long-term hold (10+ yr). Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
quiet sanctuary seekers should probably look elsewhere. Lower ambient noise than typical urban density — verify in person at peak hours.
Space at a defensible unit rate is the core appeal. Every recorded transaction here is a five-bedroom unit, averaging S$2.82 million at S$676 psf (as of 2023-03). The nearest comparison for this much freehold space is not another condominium but Serangoon Garden Estate's landed stock, which has averaged S$5.21 million per transaction at S$1,758 psf — nearly double the outlay and more than double the unit rate. For a multi-generational household that wants landed-style volume without landed-style pricing, that comparison does most of the persuading.
The location is quietly well-connected for a low-density pocket. Bartley station on the Circle Line is 0.75km away, the Serangoon interchange — where the North-East and Circle Lines cross — sits at 1.04km, and Kovan is 1.3km. That gives drivers and train commuters genuine options; the commute-time map makes the corridor's reach clear.
Schools cluster unusually close. Zhonghua Secondary School is 0.64km, Zhonghua Primary School 0.69km, Montfort Junior School 0.93km, and Cedar Girls' Secondary School 1.07km — a dense catchment for a development this small.
Even the thin leasing record carries a pleasant surprise: at S$8,000 a month against the recorded prices, gross yield works out to about 3.41% (as of 2023-03), unusually healthy for large-format units, which typically trade rental efficiency for space. Buyers stress-testing the quantum against income should start with the affordability calculator — at this price point, financing structure matters more than psf bragging rights.
The data here is not just thin — it is stale. Three sales in total, none since March 2023, and zero transactions in the trailing twelve months (as of 2023-03 latest record) means there is no current price discovery at all. Valuers have little to anchor on, which can complicate bank valuations and financing; any offer you make is effectively setting the market. Cross-check the caveat history yourself on URA's official records before negotiating.
The exit audience is structurally narrow. With only five-bedroom units at a S$2.65–3.0 million quantum, resale depends on finding another large-family buyer in an OCR district whose volume sits overwhelmingly in the S$1.2–1.5 million bracket. That mismatch, plus an eleven-unit register, is why liquidity has been this sparse — and an en-bloc rescue is improbable at a score of 34 on our screen.
Day-to-day amenity is the third compromise: the nearest mall registers 3.45km away on our walkability breakdown, and a development this small offers minimal shared facilities. The rental case rests on exactly two contracts, so treat the 3.41% yield as indicative, not bankable. Buyers stretching for the quantum should run the TDSR calculator before falling for the psf.
No transaction crossed the tape in the trailing year (as of 2023-03), so any offer here is genuinely setting the market rather than following it — commission an independent valuation and treat the last recorded print as history, not guidance.
[
{
"persona": "Families with young children",
"fit_color": "green",
"rationale": "Zhonghua Primary (0.69km) and a ring of schools within roughly 1km make the daily logistics easy, and five-bedroom floorplates absorb a growing household without renovation gymnastics."
},
{
"persona": "Multi-generational families",
"fit_color": "green",
"rationale": "Every recorded unit is a five-bedder averaging S$2.82 million — genuine three-generation capacity at a unit rate far below the landed alternative in Serangoon Garden."
},
{
"persona": "Car-owning households",
"fit_color": "green",
"rationale": "At 0.75km to Bartley MRT the walk is possible but the address really works for drivers, with arterial access through the Paya Lebar Crescent corridor."
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"rationale": "Freehold tenure and a 2013-vintage build suit a decade-plus horizon — which is also the realistic timeframe for liquidity this thin to resolve in your favour."
},
{
"persona": "Freehold / generational hold",
"fit_color": "green",
"rationale": "Freehold title with no lease-decay drag makes this a plausible asset to pass down, provided the family actually needs the space."
},
{
"persona": "Boutique low-density (<100 units)",
"fit_color": "green",
"rationale": "Eleven units is about as intimate as strata living gets — near-total privacy, at the cost of shared facilities and a thin maintenance base."
}
]
Aston Green is a conviction purchase, not a data purchase. The numbers that exist are genuinely attractive — S$676 psf freehold, 3.41% indicative gross yield, schools and two MRT lines within striking distance (as of 2023-03) — but they are three years old and three transactions deep. Anyone buying here is underwriting their own thesis about what landed-scale freehold space in the Serangoon–Bartley corridor should be worth, because the market has not voted since March 2023.
That makes the shortlist narrow and specific: multi-generational families who will occupy the space for a decade or more, value-oriented buyers who prefer square footage to facilities, and patient freehold collectors comfortable negotiating without fresh comparables. Investors needing liquidity, yield certainty or a clean exit inside five years should pass without regret.
If you proceed, price aggressively off the stale 2023 benchmark rather than accepting it, and compare the all-in economics against the district's large new launches on the comparison tool — the psf gap is enormous, but so is the difference in product, liquidity and exit profile. Held ten years by a family that uses every square foot, this is the kind of quiet asset that ages well.
One closing discipline matters more here than in high-volume projects: set a hard budget ceiling before the first viewing — boutique holdings reward buyers who can move decisively when the rare right unit appears, and punish those still arranging financing when it does. The affordability calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ASTON GREEN?
Is ASTON GREEN freehold?
What is the rental yield for ASTON GREEN?
Which MRT is nearest to ASTON GREEN?
Sources & Next Steps
- ASTON GREEN 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: 3 transactions
- Rental data: 2 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2023 · 3 records analysed · Source: URA private-sale caveats
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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HDB Alternatives Nearby
Weighing ASTON GREEN against staying public? These HDB towns sit within walking or short-drive distance: