3 New and Upcoming Condos
along Yio Chu Kang Road

Walking distance to
Serangoon North MRT Station
Cross Island Line to open by 2029

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Cross Island Line crl

Serangoon North MRT Station, along the Cross Island Line (CRL), Singapore's eighth MRT Line, is slated to open by 2029. With this, residents of Serangoon North will have more convenience and lessen travelling time travelling to the East towards Tampines and Loyang and to the North-East and Central of Ang Mo Kio and Bright Hill.

Three land parcel sites at Serangoon North Avenue 1, located at the North-Eastern Region of Singapore, near Serangoon Gardens were sold for New and Upcoming Condo developments under Government Land Sales (GLS) and Collective Sales of the former Serangoon Ville, in the 3rd quarter of 2017. They are walking distance to the upcoming Serangoon North MRT Station.

Affinity at Serangoon

One of the site that was sold through collective sales is the former site of Serangoon Ville, a former HUDC (Housing and Urban Development Company) estate. It has a site area of 296,913 square feet and has a maximum gross floor area (GFA) of almost double that of the Serangoon North Avenue 1 land site under GLS. The sales price of S$499 million, 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.

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

Toho Green

Toho Green was sold to Oxley Holdings and will be developed into Parkwood Residences. 

Oxley Serangoon which comprises of Oxley Holdings, Lian Beng Group, Apricot Capital and entities of KSH Holdings and Heeton Holdings, the same team which bought Rio Casa en bloc in May, bought this Serangoon Ville condo site along Serangoon North Avenue 1 for S$499 million.


The residential site under the Government Land Sales (GLS) is sold by Urban and Redevelopment Board of Singapore (URA). This land parcel is near to Yio Chu Kang Road bounded by Serangoon North Avenue 1, Lichfield Road and Walmer Drive. It has a site area of 185,022 square feet and will house 613 residential apartments.

Corson and Wingjoy Investment, entities of Keppel Land and Wing Tai, submitted the top bid of $446.28 million which translates to a land rate of about $965 psf per plot ratio, which include the potential premium of S$195 million to top up the lease to a fresh 99 years and for redevelopment of the site to the gross plot ratio of 2.8. The estimated breakeven amount is around S$1300 psf. The average selling price of the new units, is around S$1500 psf.

New Condo Launch at Serangoon North Avenue 1- The Garden Residences


New Condo at Serangoon North Avenue 1- 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- 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- 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.

Both sites in the location 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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Project  Serangoon North Avenue 1 New Condo- One
Developer  Keppel and WingTai Holdings
Location  Serangoon North Avenue 1 (Serangoon Planning Area)
District  19
Tenure  99 years lease
Site Area  17,188 square metres/ 185,022 square feet
Plot Ratio  2.5
Expected TOP:
Total Units  Approximately 505 residential apartments
Total Carpark
Development  Private condominiums comprising of communal facilities
Unit Type:
Eligibility SC, SPR and Foreigners 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
Project  Serangoon North Avenue 1 New Condo (Former site of Serangoon Ville)- Two
Developer  Oxley Serangoon
Location  Serangoon North Avenue 1 (Serangoon Planning Area)
District  19
Tenure  99 years lease
Site Area  27,583.90 square metres/ 296,913 square feet
Plot Ratio  2.8
Expected TOP:
Total Units
Total Carpark
Development  Private condominiums comprising of communal facilities
Unit Type:
Eligibility SC, SPR and Foreigners can buy




Serangoon Yio Chu Kang Road

Amenities Near New Condo in Serangoon North Avenue 1

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 the 2 New Condos in 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 Serangoon North Avenue 1 Condo- 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 Serangoon North Avenue 1 Condo- 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 Serangoon North Avenue 1 Condo- 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 Serangoon North Avenue 1 Condo- 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 Serangoon North Avenue 1 Condo- 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.



News- North-South corridor

News- Bus lane dedicated

News- North-South Expressway

News- North-South cycling route


(1) 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.

It is the seventh en bloc deal year-to-date – buying Serangoon Ville for S$499m (S$835 psf ppr including development charges). The estimated breakeven price is S$1,300 psf, which implies a launch price of more than S$1,400psf. Oxley’s partners are Lian Beng, a KSH Holdings’ associate, and Super Group’s Teo family, the same team which bought Rio Casa en bloc in May.

It was reported that the bid was very competitive, involving more than five bidders. Competition is building up in the en bloc space. Other potential en bloc sites coming up include Dunearn Court (tender closes on 6 September), Ville D’Este, Tampines Court, and Normanton Park.

The market continues to see optimism in the land bids, both for GLS and en bloc sites as developers compete to replenish their land bank and ride on a turn in sentiment in Singapore’s property market.

(2) Toho Green sold to Oxley Holdings

On Aug 30, Oxley Holdings bought all six units at Toho Green, located on Yio Chu Kang Road, for $1.4 million each. The previous owners of the units reaped profits of $719,000 to $1.05 million from the collective sale, based on caveats lodged with URA Realis.

The highest profit went to the seller of a 1,690 sq ft, three-bedroom unit on the fourth floor. It was purchased in March 2004 at $350,000 ($207 psf) and sold for $1.4 million ($828 psf), or a whopping 300% profit. The annualised profit is 11% over a holding period of more than 13 years.

Based on caveat data from URA Realis, the Toho Green units were bought between 2004 and 2011 and held for 6.1 to 13.4 years. The previous owners who purchased their units earlier made higher profits from the collective sale. For instance, a unit on the second floor that was bought in June 2009 fetched an $800,000 profit, and a fourth-floor unit bought in July 2011 fetched a $719,000 profit.


(3) SINGAPORE - A joint venture between Keppel Land and Wing Tai Holdings leads the field in a fiercely competitive 16-horse race for a private residential site in Serangoon North Avenue 1.

Corson and Wingjoy Investment - units of Keppel Land and Wing Tai Holdings - jointly placed the top bid of $446.28 million for this land under Government Land Sales (GLS), the Urban Redevelopment Authority (URA) said on Thursday (July 27).

The price works out to about $964.8 per sq ft per plot ratio for the 99-year leasehold plot, which could yield 505 private homes.

Tender for Serangoon North Avenue 1 site

The top bid was about 6.6 per cent higher than the second of $418.7 million tabled by FCL Residences.

The second-highest bid of S$418.7 million came from Frasers Centrepoint's FCL Residences.

Singland Homes and UOL Venture Investments jointly submitted the third highest bid at $417.2 million. The lowest bidder, EL Development, offered S$338 million for the site.

The site in Serangoon North Avenue 1 has a land area of 17,189.1 sq m and permissible gross floor area of 42,973 sq m.

Keppel Land and Wing Tai Holdings said in a joint statement yesterday that they plan to develop around 600 homes on the 1.7ha site. "We are confident that this new development will see positive demand as there have been few new condominiums launched in recent times in the popular Serangoon Gardens area," noted Keppel Land chief executive Ang Wee Gee.

The top bid was about 6.6 per cent higher than the $418.7 million tabled by Frasers Centrepoint's FCL Residences, while Singland Homes and UOL Venture Investments jointly submitted the third highest offer of $417.2 million.

Mr Nicholas Mak, head of research and consultancy at ZACD Group, noted that a third of the bids were "bullish" at over $860 psf ppr, despite the site not being near an MRT station.

"(It) signals both the developers' hunger for land as well as their willingness to bet on a strong price recovery in the Singapore residential property market by the time the development is ready for launch," Mr Mak added.

Mr Desmond Sim, head of CBRE Research for Singapore and South-east Asia, said: "The strong turnout could also be an indication that developers have accepted that the trough of the market is here."

Keppel and Wing Tai's bid was about 16 per cent higher than the land price for privatised HUDC estate Serangoon Ville nearby, which was bought in a collective deal by an Oxley Holdings-led consortium on Wednesday for $835 psf ppr. This included extra charges for lease top-up and intensifying land use.

Analysts expect that the average selling price of the new development could range from $1,500 to more than $1,600 psf based on the top bid.

Wing Tai Holdings noted that the project's location in the Serangoon mature estate and the amenities in the area, including the popular Chomp Chomp Food Centre, will appeal to buyers.

The project in Serangoon North Avenue 1 will see "strong demand from HDB upgraders staying in the area". This includes Ang Mo Kio, Serangoon North, Hougang.

Source: Straits Times


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