RPS · Resale Project Scorecard
Affinity @ Serangoon — Grade S
RPS score 7.58/10 · D19 · Hougang, Punggol, Sengkang · 1,052 units · scored across 7 weighted factors — methodology published.
99YR · Oxley Holdings · TOP 2023
Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.41% — top-quartile performance within its 2023-era cohort (76th percentile).
2 primary schools within 1km (nearest: ZHONGHUA PRIMARY SCHOOL at 0.68km). Exceptional school catchment — strong appeal for families with young children.
1052 units — good project size supporting active resale market and adequate facilities.
1.35km from Kovan Mrt Stn (NE13) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.14% — strong income return.
99YR tenure — about 91 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Zhonghua Primary School, Rosyth School.
See live Affinity @ Serangoon listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Affinity @ Serangoon scores 7.58 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 152nd of 2,357 resale condos scored in Singapore and 37th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (9/10) and Tenure (9/10); its weakest is MRT Proximity (4/10). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: MRT access.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Affinity @ Serangoon
12 months to September 2026 (Oct 2025 – Sep 2026): 70 resale transactions, median $1,846 psf, median price $1.34M. Median PSF is up 1.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,817 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 24 | $1,880 psf | $1.30M |
| Jan–Mar 2026 | 20 | $1,848 psf | $1.41M |
| Apr–Jun 2026 | 12 | $1,777 psf | $1.36M |
| Jul–Sep 2026 | 14 | $1,730 psf | $1.16M |
| 12-month total | 70 | $1,846 psf | $1.34M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Affinity @ Serangoon: frequently asked questions
Answers generated from the scorecard data — RPS rank 152nd of 2,357, scores updated September 2026.
- Is Affinity @ Serangoon a good buy in 2026?
- Affinity @ Serangoon scores 7.58/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 152nd of 2,357 Singapore resale condos and 37th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Affinity @ Serangoon?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 70 resale transactions at Affinity @ Serangoon, at a median of $1,846 psf and a median price of $1.34M (range $1,492 psf to $2,104 psf). The median PSF is up 1.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,817 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Affinity @ Serangoon from the nearest MRT station?
- Affinity @ Serangoon is about 1.4km from Kovan MRT (NE13), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Affinity @ Serangoon compare with Watertown?
- Watertown is the project scored next to Affinity @ Serangoon on the District 19 ranking: 7.61 (Grade S) against Affinity @ Serangoon's 7.58 (Grade S). Affinity @ Serangoon scores higher on Rental Yield (8 vs 5) and Project's Historical Performance (8 vs 7); Watertown scores higher on MRT Proximity (4 vs 9) and Future Transformation (5 vs 9).
- Which primary schools are within 1km of Affinity @ Serangoon?
- 2 primary schools are within 1km of Affinity @ Serangoon: Zhonghua Primary School, Rosyth School. 2 primary schools within 1km (nearest: ZHONGHUA PRIMARY SCHOOL at 0.68km). Exceptional school catchment — strong appeal for families with young children. Affinity @ Serangoon scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Affinity @ Serangoon, and how big is the project?
- Affinity @ Serangoon is 99-year leasehold, completed in 2023, has 1,052 units, developed by Oxley Holdings. 99YR tenure — about 91 years remaining — no near-term decay concern. 1052 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Affinity @ Serangoon in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Affinity @ Serangoon — PSF trends, rival comparison, and our verdict — in your inbox.