A Successful En-Bloc in Serangoon Ville

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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 takes 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. 

New Condo at Serangoon North Avenue 1 at Former Serangoon Ville site- Connectivity
Residents of new and upcoming condo in Serangoon North Avenue 1 can be served by the Serangoon MRT Station and Lorong Chuan MRT Station It is only 1 station to Serangoon MRT Interchange where residents of new condo in Serangoon North Avenue 1 can conveniently transit to the Circle Line which provides future residents of new condo more options of destinations. Within here, there is the Serangoon Bus Interchange future residents can access to many bus services providing a conduit of conveniences for them to commute to several parts of Singapore.

New Condo in Serangoon North Avenue 1 is easily connected to Central Expressway (CTE). It will take approximately 13 minutes to the Central Business District (CBD), City Centre and Orchard Shopping Belt via Central Expressway (CTE) where they can access easily to Tampines Expressway (TPE), the Seletar Expressway (SLE) and the Kallang Paya Lebar Expressway (KPE) to various parts of Singapore.

New Condo at Serangoon North Avenue 1 at Former Serangoon Ville site- Amenities
New and Upcoming Condo in Serangoon North Avenue 1 is near to Serangoon Garden Market and Chomp Chomp Food Centre where residents can get their daily groceries and necessities. It is short drive away from Hougang 1, where future residents may get more alternatives at the retail shops and supermarket located in Hougang 1. New Condos at Serangoon North Avenue 1 is a short drive to many other shopping malls. They are Hougang Green Shopping Centre, Greenwich V, Heartland Mall, myVillage at Serangoon Garden, Hougang Mall, Hougang Plaza and The Midtown.

For more sports and leisure, residents of New Condo at Serangoon North Avenue 1 can take a short drive to Hougang Swimming Complex, Hougang Stadium and Serangoon Sports Hall. Serangoon Garden Country Club is also a short drive away.

New Condo at Serangoon North Avenue 1 at Former Serangoon Ville site- Education
New Condo in Serangoon North Avenue 1 has many kindergartens and schools nearby. The primary schools which are within its vicinity includes CHIJ Primary School, 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 and Punggol Primary School. New Condo in Serangoon North Avenue 1 is also close to secondary schools such as Bowen Secondary School, Xinmin Secondary School, Hougang Secondary School, Serangoon Garden Secondary School, Montfort Secondary School, Peicai Secondary School, Pei Hwa Secondary School and Holy Innocents’ High School.

The site of Serangoon North have a central location being in the Rest of Central Region of Singapore, with good connectivity, proximity to good schools and lush greenery views around them make both excellent choice for both own-stay and investments.

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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 (Serangoon Planning Area)
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.


Privatised HUDC estate Serangoon Ville in Serangoon North Avenue 1 has been sold to an Oxley Holdings-led consortium for $499 million, as collective sale fever grows even hotter.

A CONSORTIUM led by Oxley Holdings has acquired Serangoon Ville for S$499 million in a collective sale.

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.

Earlier in May, the four companies - Oxley, KSH, Lian Beng and Apricot Capital - also teamed up to acquire Rio Casa, a former HUDC estate in Hougang, in a collective sale for S$575 million.

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

The sale marks the sixth en-bloc deal so far this year - already double the three deals in all of last year.

It is the third HUDC project to succeed in the en-bloc market this year after Eunos Ville and Rio Casa in Hougang

The consortium also has to pay $195 million in estimated charges to top up the lease to 99 years and intensify the land use.

The additional charges and purchase price work out to a land rate of $835 per square foot per plot ratio, noted marketing agent ERA Realty Network.

"We saw very competitive bidding involving more than five bidders. All of them offered prices above what the owners had asked for," Mr Stanley Koo, ERA division director, told The Straits Times.

Serangoon Ville comprises 244 apartments and maisonettes across seven blocks, with sizes ranging from 1,625 sq ft to 1,733 sq ft.

Each owner will receive about $2 million from the sale - much higher than the $1.6 million to $1.7 million they had hoped for earlier.

Sitting on a 296,913 sq ft triangular-sized plot, it was privatised in 2014 and has 69 years of lease left.

It is near the Australian International School and the popular Rosyth Primary School.

Source: The New Paper


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