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A Successful En-Bloc in Serangoon Ville

Brought to You by Oxley-Serangoon

Affinity at Serangoon

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Serangoon Ville, former HUDC (Housing and Urban Development Company) estate along Serangoon North Avenue 1, was sold to a consortium led by Oxley Serangoon which comprises of Oxley Holdings, Lian Beng Group, Apricot Capital and entities of KSH Holdings and Heeton Holdings, for S$499 million, the same team which bought Rio Casa en bloc in May.

New Condo Launch at former site of Serangoon Ville- Affinity at Serangoon

Located in the North-Eastern Region of Singapore, Serangoon Ville has a land area of 296,913 sqft with 69 years left on its lease and a plot ratio of 2.8. It comprises of 244 units of apartments and maisonettes across seven residential blocks. The owners of the 244 units privatised HUDC development, each got an average of S$2 million.


The sales price will translate to about S$835 per square feet per plot ratio which include the potential premium of S$195 million to top up the lease from 69 years to a fresh 99 years and for redevelopment of the site to the gross plot ratio of 2.8. The estimated breakeven amount is likely to be around S$1300 psf. Hence, the approximate selling price of the new units, will be more than S$1400 psf.

The winning price at S$835 psf ppr which includes the development charges is lower than the next plot of land at Serangoon North by Government Land Sales at S$965 psf ppr.


New Condo in Serangoon Ville has an attractive and centralised location as it is close proximity to Central Business District (CBD) and Orchard Shopping Belt. It will take drivers approximately 15 minutes drive to the CBD. And it is easily accessible to Lorong Chuan MRT Station, Kovan and Serangoon MRT Station.

Many schools are also near the location which includes the Australian International School, Rosyth Primary School, Saint Andrew Junior School, Nanyang Junior College, Lycee Francis de Singapour.

Serangoon Ville is in a tranquil environment and it is also easily accessible to Nex Shopping Mall and Chomp Chomp Food Centre. 

Oxley is a homegrown property developer and is principally engaged in the business of property development and property investment, with an overseas presence across eight geographical markets. The Group has a diversified portfolio with property development projects in Singapore, the UK, Cambodia, Malaysia, Ireland, Indonesia and China and investment projects in Singapore, Cambodia, Malaysia and Japan. The Group’s property development portfolio includes quality residential, commercial and industrial projects incorporated with retail elements and lifestyle features and facilities and are located in choice areas that are easily accessible. In 2013, the Group expanded its property development portfolio into other countries through partnerships with reputable developers and business partners. Oxley’s balanced portfolio of investment properties comprises industrial, hospitality and commercial properties.

Oxley is the developer of The Rise of Oxley Residences, Florville, Eco-Tech at Sunview, The MidTown Residences, Kap and Kap Residences, Oxley Tower, Robinson Square, Devonshire Residences and many more. 

Established in 1973, Lian Beng Group is one of Singapore's major home-grown building construction groups with integrated civil engineering and construction support service capabilities. The Group is principally involved in the construction of residential, industrial and commercial projects, and civil engineering projects as a main contractor. 

Lian Beng’s status with the Building and Construction Authority (BCA) as an A1 grade contractor in General Building enables it to tender for public sector building projects of unlimited contract value, while its A2 grade in Civil Engineering allows it to handle engineering projects of up to $85 million in contract value. Through its years of experience and solid track record, the Group has also established for itself a solid reputation for its ability to handle large-scale and complex projects.

Beyond construction, Lian Beng is also engaged in other construction related activities. These include the provision scaffolding and engineering services, supply of ready-mix concrete, leasing of equipment and machinery, reinforcement bar fabrication and training of foreign construction labour. The Group also engages in property development, albeit on opportunistic bases, and usually with joint-venture partners.

Heeton Holdings Limited is engaged in property development and property investment in Singapore and beyond.  Established in 1976, it has been listed on the Singapore Exchange since 8 September 2003.

As a boutique property developer, the Group has a niche focus on developing distinctive and high quality residential properties in Singapore's choice districts.  Among its completed projects are DLV at Dalvey Road, The Element@Stevens at Steven Road, detached and semi-detached houses along Holland Road, as well as a joint-venture project, The Lumos at Leonie Hill. 

Heeton has also formed strong partnerships with other established property developers to develop properties locally and in the region.  Such properties include Lincoln Suites off Newton Road, The Boutiq at Killiney Road, Sky Green at MacPherson Road, and Twins at Damansara Heights, Kuala Lumpur.

Heeton prides itself on building exceptional and uniquely designed homes that measure up to international standards.  As testament to its commitment to innovation and cutting-edge design, the Group has brought in YOO Inspired by Starck, a world-renowned design company co-founded by designer Philippe Starck and British developer John Hitchcox, to design the interiors and landscaping of iLiv@Grange.

The consortium led by Oxley Holdings is proud to present you another of their quality condo development in Serangoon North Avenue 1, at the former site of Serangoon Ville. There is much optimism in the land bids, both for GLS and en bloc sites as developers compete to replenish their land banks and ride on a turn in sentiment in Singapore’s property market. With a central location and good connectivity, proximity to several good schools and lush greenery views around the site make it an excellent choice for both own-stay and investments.


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First Hand Information

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Invest in Central Region
with High Rental Potential
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Downpayment starts fr S$160,000 only
Project  New Condo site at Former site of Serangoon Ville
Developer  Oxley Serangoon
Location  Serangoon North Avenue 1
District  19
Tenure  99 years leasehold
Site Area  27,517 square metres/ 296,193 square feet
Plot Ratio  2.8
Expected TOP:
Total Units  Approximatley x,xxx residential apartments
Total Carpark
Development  Condo comprising of communal facilities
Unit Type:
Eligibility SC/ SC, SC/SPR and Foreigner can buy
Serangoon North New Condo Unit Mix Distribution
Unit TypeTypeArea (Square Feet)Total No. of Units
1 Bedroom TBA TBA TBA
2 Bedroom TBA TBA TBA
3 Bedroom TBA TBA TBA
4 Bedroom TBA TBA TBA
5 Bedroom TBA TBA TBA
Penthouse TBA TBA TBA
Serangoon North New Condo Facilities
  • TBA
  • TBA
Serangoon North New Condo Price List
Unit TypeArea (Square Feet)PricingPSF
1 Bedroom TBA TBA TBA
2 Bedroom TBA TBA TBA
3 Bedroom TBA TBA TBA
4 Bedroom TBA TBA TBA
5 Bedroom TBA TBA TBA
Penthouse TBA TBA TBA


Serangoon Yio Chu Kang Road

Amenities Near New Condo at Former site of Serangoon Ville

Category Amenities Near new condo at Serangoon North Avenue 1 Approximate Distance
Train Stations

Lorong Chuan
Kovan (NE13)

1.8 km
Bus Stop Gracehaven Salvation Army (Bus: 43, 70, 70M, 73, 103, 109, 156, 854, 854E)
Opp Gracehaven Salvation Army (Bus: 6N, 43, 70, 70M, 73, 103, 109, 156, 854, NR6)
Blk 941A (Bus: 112)
Supermarkets Fairprice (Hougang One)
Sheng Siong (Serangoon North)
Giant (Buangkok Crescent)
Cold Storage (Greenwich V)
Shopping Malls Hougang One
Hougang Green Shopping Centre
Greenwich V
Heartland Mall
myVillage at Serangoon Garden
Hougang Mall
The Midtown
Hougang Plaza
Education Institutions Preschool
PCF Ang Mo Kio-Hougang Blk 936-937
St. Vincent De Paul Kindergarten
PCF Jln Kayu Blk 518-520-522
PCF Ang Mo Kio-Hougang Blk 632
Al – Istiqamah Mosque Kindergarten
PCF Ang Mo Kio-Hougang Blk 929
Yio Chu Kang Chapel Kindergarten
PCF Serangoon Blk 141
PCF Ang Mo Kio-Hougang Blk 970
Jenius Kindergarten (Hougang)
Rosyth School
Hougang Primary School
Xinmin Primary School
Yio Chu Kang Primary School
Montfort Junior School
Zhonghua Primary School
Palm View Primary School
Holy Innocents’ Primary School
Fernvale Primary School
Punggol Primary School
Bowen Secondary School
Xinmin Secondary School
Hougang Secondary School
Serangoon Garden Secondary School
Montfort Secondary School
Peicai Secondary School
Pei Hwa Secondary School
Holy Innocents’ High School
Junior College
Serangoon Junior College
Nanyang Junior College
Nanyang Polytechnic km
Lycee Francais De Singapour km
Food Centre Chomp Chomp Food Centre
Serangoon Garden Market And Food Centre
Hougang Street 21 Block 209 Market And Food Centre
Lifestyle Hougang Sports Hall
Serangoon Gardens Country Club
Kovan Sports Centre
Hougang Stadium


The Facilities and Site plan of new condo launch at the former site of Serangoon Ville, along Serangoon North Avenue 1 are currently seeking approval from relevant authorities.

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Condo- Lorong Lew Lian Master Plan

Serangoon enjoy a good range of amenities and convenient transport connections. Over the next few years, Serangoon will offer residents better facilities, more recreational options and improved transport connectivity. The growth of the Serangoon Sub-Regional Centre will also bring in new job-opportunities. 

Condo- Lorong Master Plan 2

New Condo at Serangoon North Avenue 1 at former site of Serangoon Ville- Housing- Improving lifes with better neighbourhood
Potential home owners continue to see Serangoon as an attractive choice becuase of its central location and comprehensive range of amenites. Estate upgrading projects have improved the physical environment in areas such as Braddell Hills and Seletar Hills. More residential sites will be made available for development in Serangoon progressively while the following projects will further enhance the living environment for residents:

Provision of integrated daycare facility and family medicine centre at Serangoon Central
The newly completed Greenwich V, a new retail destination offering fresh shopping and dining alternatives
Estate upgrading for the Bartley neighbourhood 

New Condo at Serangoon North Avenue 1 at former site of Serangoon Ville- Leisure: Hangout to relax and recharge
Residents in Serangoon have easy access to several major parks in other north-eastern via the existing park connectors, including Bishan- Ang Mo Kio park via Ang Mo Kio Avenue 5. For greener spaces closer to home, residents can look to the various neighbourhood parks and precinct parks in convenient locations within their housing estate. In the coming years, residents will be able to add a few more places to their list of hangouts:

The 17ha Serangoon North Linear Park along Ang Mo Kio Avenue 5
A new plaza and a new pedestrain mall at Serangoon Central, built in tandemn with future developments to create vibrant spaces in community activities and improve pedestrain linkages within the town centre 

New Condo at Serangoon North Avenue 1 at former site of Serangoon Ville- Transport: Smoother rides and faster connection
Travelling within Serangoon and to other parts of Singapore will be faster and more convenient and more commercial with the following enhancements to the roads and public transport services, including:

Widening of Upper Paya Lebar Road to ease the peak hour traffic congestion heading towards Kallang-Paya Lebar Expressway (KPE) and Pan Island Expressway (PIE).
Improvements to the road and junction at Serangoon Avenue 2 

New Condo at Serangoon North Avenue 1 at former site of Serangoon Ville- Economy: More jobs near home
With the developments of new offices at Serangoon Central in future and and new industrial developments at Serangoon North, residens of Serangoon can soon expect more opportunities to take up jobs near home and save on commuting time. Going home after a hard's work will only mean a short walk or a quick bus ride and travelling to the city to meet up friends is also easy via Serangoon MRT station, an interchange station for the Circle Line and North-East Line.

New Condo at Serangoon North Avenue 1 at former site of Serangoon Ville- Identitiy- The Simple pleasure of Serangoon Gardens
Serangoon Garden will be recognised as an identity node to retain its unique character and laid back charm. Its low rise landscape is the perfect complement to the variety of local food treasures here, creating a village ambience that distinguishes it from other food hangouts. To provide a more memorable experience in this popular enclave and protect its unique characte, we will retain Serangoon Garden Circus as a local landmark and formulate street block plans to guide future improvement of the area.


SINGAPORE - Privatised HUDC estate Serangoon Ville in Serangoon North Avenue 1 has been sold to a consortium, Oxley Serangoon, for $499 million, raising the temperature of the collective sale fever here. 

The consortium comprises Lian Beng Group, Unique Invesco Pte Ltd, and Apricot Capital, which is the private investment firm of Super Group's Teo family. Unique Invesco is a 37.5 per cent owned associated company of Kim Seng Heng Realty Pte Ltd, a wholly owned subsidiary of KSH Holdings.

The price is well above the $400 million to $430 million the owner had been expecting when the property was put on the market last month.

The sale for Serangoon Ville marks the sixth successful collective-sale deal so far this year - already doubling the number of transactions for all of 2016.

Oxley Serangoon is a joint venture company comprising Unique Invesco (UIPL), Oxley Holdings, Lian Beng (Serangoon), and Apricot Capital.

UIPL is a 37.5 per cent-owned associated company of Kim Seng Heng Realty, a wholly owned subsidiary company of KSH Holdings.

The buyer will have to pay an additional $195 million in estimated charges for intensifying the use of land and to top up the lease to a fresh 99 years, KSH Holdings said in a stock exchange filing on Wednesday (Jul 26).

Serangoon Ville comprises 244 units of apartments and maisonettes across seven blocks.

The development, which sits on a 296,913 sq ft plot, was privatised in 2014 and has 69 years of its lease left.

The latest transaction takes the combined collective sale value from the six deals to about $2.1 billion.

The five other collective sale transactions this year were: One Tree Hill Gardens, mixed development Goh & Goh Building, the former HUDC estates Rio Casa and Eunosville, as well as The Albracca in Meyer Road.

They trumped the three that were sold en bloc last year - Shunfu Ville, Harbour View Gardens and Raintree Gardens - which had a total value of $1 billion.


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