Resale Project Scorecard
Affinity @ Serangoon
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2023 · 1,052 units
Grade S, 7.78 out of 10, the 36th highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 91 yrs
- Resales, 12 months to Oct 2026
- 69
- To Kovan MRT
- 1.3 km
Artist's impression: Oxley Serangoon Pte Ltd
Affinity @ Serangoon Score
- S
- Grade
- Score out of 10
- 7.78
- Highest score among 180 resale condos in District 19
- 36th
Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: MRT access.
Project's Historical Performance25%8/10
Avg Ann. of +3.41% — top-quartile performance within its 2023-era cohort (76th percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Zhonghua Primary School at 0.61km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Zhonghua Primary School
- Rosyth School
- Xinmin Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
1052 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%4/10
1.3 km from Kovan MRT (NE13) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7.5/10.
Rental Yield10%8/10
Rental yield of 4.14% — strong income return.
The district median is 5/10.
Tenure10%9/10
99YR tenure — about 91 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Serangoon North MRT (CR9, CRL1) at 0.62km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Affinity @ Serangoon scores 7.78
Affinity @ Serangoon scores 7.78 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 130th of 2,350 resale condos scored in Singapore and 36th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Tenure (9/10); its weakest is MRT Proximity (4/10).
| Factor | This condoAffinity @ Serangoon | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 63% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 4/10 | 7.5/10 | −0.45 | 4% of district |
| Rental Yield10% | 8/10 | 5/10 | +0.30 | 87% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 34% of district |
| Future Transformation6% | 5/10 | 4/10 | +0.06 | 77% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Affinity @ Serangoon and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Affinity @ Serangoon Prices
By unit type at Affinity @ Serangoon
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom538 sq ft | 538 sq ft | $778,000 to $925,000 | $1,664 psf | 23 |
| 2-bedroom732 sq ft | 732 sq ft | $1.08M to $1.46M | $1,854 psf | 18 |
| 3-bedroom1,076 sq ft | 1,076 sq ft | $1.40M to $2.41M | $1,943 psf | 22 |
| 4-bedroom1,453 sq ft | 1,453 sq ft | $2.66M to $3.20M | $1,864 psf | 6 |
Past transactions at Affinity @ Serangoon
69 resales, Nov 2025 to Oct 2026 · median $1,848 psf · $778,000 to $3,200,022 · 61 of the 66 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 18 Sep 2026 | 20 Serangoon North Avenue 1 | 3 | #03-13132BR · Blk 20 | 2BR | 624 | $1,738 | $1,085,000 | Resale |
| 14 Sep 2026 | 30 Serangoon North Avenue 1 | 12 | #12-69693BR · Blk 30 | 3BR | 904 | $1,858 | $1,680,000 | Resale |
| 9 Sep 2026 | 28 Serangoon North Avenue 1 | 9 | #09-54543BR · Blk 28 | 3BR | 904 | $2,074 | $1,875,000 | Resale |
| 7 Sep 2026 | 18 Serangoon North Avenue 1 | 6 | #06-04042BR · Blk 18 | 2BR | 732 | $1,810 | $1,325,000 | Resale |
| 7 Sep 2026 | 22 Serangoon North Avenue 1 | 10 | #10-23232BR · Blk 22 | 2BR | 624 | $1,875 | $1,170,888 | Resale |
| 7 Sep 2026 | 24 Serangoon North Avenue 1 | 8 | #08-33332BR · Blk 24 | 2BR | 732 | $1,947 | $1,425,000 | Resale |
| 7 Sep 2026 | 24 Serangoon North Avenue 1 | 14 | #14-35351BR · Blk 24 | 1BR | 474 | $1,643 | $778,000 | Resale |
| 3 Sep 2026 | 26 Serangoon North Avenue 1 | 1 | #01-50501BR · Blk 26 | 1BR | 560 | $1,492 | $835,000 | Resale |
| 1 Sep 2026 | 24 Serangoon North Avenue 1 | 9 | #09-34342BR · Blk 24 | 2BR | 624 | $1,850 | $1,155,000 | Resale |
| 27 Aug 2026 | 26 Serangoon North Avenue 1 | 8 | #08-51511BR · Blk 26 | 1BR | 538 | $1,683 | $906,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 9 | $1,884 psf | $1,614 psf |
| Dec 2025 | 7 | $1,876 psf | $1,637 psf |
| Jan 2026 | 4 | $1,840 psf | $1,627 psf |
| Feb 2026 | 7 | $1,882 psf | $1,597 psf |
| Mar 2026 | 9 | $1,719 psf | $1,652 psf |
| Apr 2026 | 4 | $1,808 psf | $1,646 psf |
| May 2026 | 4 | $1,681 psf | $1,599 psf |
| Jun 2026 | 4 | $1,922 psf | $1,640 psf |
| Jul 2026 | 5 | $1,914 psf | $1,674 psf |
| Aug 2026 | 7 | $1,683 psf | $1,642 psf |
| Sep 2026 | 9 | $1,850 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.2% a year, ranked 52 of 78 in D19 and 400 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Affinity @ Serangoon Rent
- Median rent a month
- $2,850 to $4,350
- Gross yield
- 2.5% to 3.9%
- Rental contracts
- 308
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,850 | $2,800 to $3,000 | 3.9% | 187 |
| 2-bedroom | $3,500 | $3,400 to $3,600 | 3.3% | 82 |
| 3-bedroom | $4,350 | $4,200 to $5,000 | 2.5% | 39 |
Rental contracts at Affinity @ Serangoon
310 contracts, Sep 2025 to Aug 2026 · median $3,000 a month · $2,300 to $9,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,850 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,100 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,100 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,100 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Affinity @ Serangoon By stack
- Highest, stack 54
- $1,991 psf
- Lowest, stack 50
- $1,615 psf
- Stacks with 2+ resales
- 73
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,650 psf | 1,152 sq ft | Levels 5 to 11 | 5 |
| 02 | $1,679 psf | 474 sq ft | Levels 4 to 6 | 2 |
| 03 | $1,726 psf | 624 sq ft | Levels 1 to 14 | 8 |
| 04 | $1,749 psf | 732 sq ft | Levels 5 to 14 | 8 |
| 05 | $1,876 psf | 1,453 sq ft | Levels 1 to 14 | 3 |
| 06 | $1,893 psf | 850 sq ft | Levels 4 to 13 | 5 |
| 07 | $1,812 psf | 754 sq ft | Levels 3 to 5 | 2 |
| 08 | $1,805 psf | 754 sq ft | Levels 1 to 14 | 10 |
Show the other 65 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,752 psf | 474 sq ft | Levels 2 to 14 | 8 |
| 10 | $1,880 psf | 1,152 sq ft | Levels 1 to 11 | 5 |
| 11 | $1,784 psf | 1,152 sq ft | Levels 1 to 8 | 5 |
| 12 | $1,727 psf | 474 sq ft | Levels 3 to 11 | 5 |
| 13 | $1,786 psf | 624 sq ft | Levels 2 to 14 | 12 |
| 14 | $1,790 psf | 732 sq ft | Levels 3 to 14 | 7 |
| 15 | $1,824 psf | 1,453 sq ft | Levels 6 to 14 | 5 |
| 16 | $1,938 psf | 850 sq ft | Levels 3 to 10 | 4 |
| 17 | $1,817 psf | 754 sq ft | Levels 3 to 12 | 8 |
| 18 | $1,818 psf | 754 sq ft | Levels 2 to 14 | 11 |
| 19 | $1,748 psf | 474 sq ft | Levels 4 to 14 | 8 |
| 20 | $1,787 psf | 1,152 sq ft | Levels 1 to 14 | 5 |
| 21 | $1,854 psf | 1,152 sq ft | Levels 1 to 13 | 4 |
| 22 | $1,706 psf | 474 sq ft | Levels 2 to 12 | 6 |
| 23 | $1,794 psf | 624 sq ft | Levels 4 to 11 | 5 |
| 24 | $1,776 psf | 732 sq ft | Levels 5 to 14 | 6 |
| 25 | $1,844 psf | 1,453 sq ft | Levels 1 to 14 | 3 |
| 26 | $1,817 psf | 850 sq ft | Levels 3 to 12 | 7 |
| 27 | $1,708 psf | 614 sq ft | Levels 3 to 14 | 7 |
| 28 | $1,724 psf | 538 sq ft | Levels 2 to 13 | 5 |
| 29 | $1,662 psf | 538 sq ft | Levels 1 to 14 | 8 |
| 31 | $1,853 psf | 1,152 sq ft | Levels 1 to 13 | 8 |
| 32 | $1,812 psf | 1,076 sq ft | Levels 3 to 13 | 8 |
| 33 | $1,817 psf | 732 sq ft | Levels 3 to 8 | 5 |
| 34 | $1,826 psf | 624 sq ft | Levels 3 to 14 | 9 |
| 35 | $1,731 psf | 474 sq ft | Levels 2 to 14 | 7 |
| 36 | $1,809 psf | 1,152 sq ft | Levels 2 to 14 | 4 |
| 37 | $1,753 psf | 1,152 sq ft | Levels 3 to 14 | 8 |
| 38 | $1,736 psf | 474 sq ft | Levels 4 to 14 | 6 |
| 39 | $1,616 psf | 538 sq ft | Levels 5 to 12 | 5 |
| 40 | $1,696 psf | 538 sq ft | Levels 1 to 13 | 6 |
| 41 | $1,692 psf | 614 sq ft | Levels 1 to 11 | 5 |
| 42 | $1,858 psf | 850 sq ft | Levels 2 to 11 | 7 |
| 43 | $1,891 psf | 904 sq ft | Levels 1 to 13 | 6 |
| 44 | $1,776 psf | 474 sq ft | Levels 2 to 11 | 6 |
| 45 | $1,897 psf | 624 sq ft | Levels 3 to 13 | 6 |
| 46 | $1,885 psf | 732 sq ft | Levels 5 to 14 | 6 |
| 47 | $1,970 psf | 1,076 sq ft | Levels 11 to 13 | 3 |
| 48 | $1,703 psf | 850 sq ft | Levels 3 to 8 | 4 |
| 49 | $1,708 psf | 614 sq ft | Levels 4 to 14 | 7 |
| 50 | $1,615 psf | 538 sq ft | Levels 1 to 13 | 8 |
| 51 | $1,654 psf | 538 sq ft | Levels 2 to 14 | 9 |
| 52 | $1,753 psf | 474 sq ft | Levels 1 to 13 | 6 |
| 53 | $1,913 psf | 904 sq ft | Levels 6 to 13 | 5 |
| 54 | $1,991 psf | 904 sq ft | Levels 8 to 14 | 5 |
| 56 | $1,917 psf | 624 sq ft | Levels 2 to 10 | 2 |
| 57 | $1,858 psf | 732 sq ft | Levels 5 to 14 | 7 |
| 58 | $1,900 psf | 1,076 sq ft | Levels 3 to 14 | 7 |
| 59 | $1,823 psf | 850 sq ft | Levels 3 to 13 | 6 |
| 60 | $1,708 psf | 614 sq ft | Levels 4 to 12 | 4 |
| 61 | $1,719 psf | 538 sq ft | Levels 4 to 12 | 5 |
| 62 | $1,728 psf | 538 sq ft | Levels 3 to 14 | 7 |
| 63 | $1,710 psf | 474 sq ft | Levels 3 to 11 | 7 |
| 64 | $1,902 psf | 904 sq ft | Levels 3 to 13 | 7 |
| 65 | $1,774 psf | 1,076 sq ft | Levels 3 to 11 | 5 |
| 66 | $1,885 psf | 732 sq ft | Levels 3 to 12 | 7 |
| 67 | $1,892 psf | 624 sq ft | Levels 1 to 14 | 4 |
| 68 | $1,845 psf | 474 sq ft | Levels 10 to 12 | 2 |
| 69 | $1,922 psf | 904 sq ft | Levels 3 to 13 | 7 |
| 70 | $1,880 psf | 904 sq ft | Levels 1 to 8 | 5 |
| 71 | $1,782 psf | 474 sq ft | Levels 6 to 11 | 4 |
| 72 | $1,657 psf | 538 sq ft | Levels 4 to 9 | 3 |
| 73 | $1,698 psf | 538 sq ft | Levels 1 to 13 | 12 |
| 74 | $1,736 psf | 614 sq ft | Levels 7 to 13 | 3 |
| 75 | $1,846 psf | 850 sq ft | Levels 3 to 13 | 7 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Affinity @ Serangoon Floor plans
56 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom11 plans · 474 to 689 sq ft
2-Bedroom7 plans · 624 to 775 sq ft
3-Bedroom25 plans · 850 to 1,259 sq ft
4-Bedroom13 plans · 1,410 to 1,722 sq ft
Floor plans: Oxley Serangoon (Oxley Holdings, SLB Development, KSH Holdings and Apricot Capital), Affinity at Serangoon e-brochure. Developer's plans, approximate and subject to change.
Affinity @ Serangoon Site plan
Every block in 3D, with the sun on each home →
Site plan: Oxley Serangoon Pte Ltd. Developer's illustration, not to scale and subject to change.
Affinity @ Serangoon Notes
How these numbers are worked out
- Grade S places Affinity @ Serangoon in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,848 psf at Affinity @ Serangoon against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,818 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 69 resale caveats at Affinity @ Serangoon ranged from $1,492 psf to $2,104 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2023, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Kovan MRT (NE13), 1.3 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Affinity @ Serangoon for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.