RPS · Resale Project Scorecard
Upper Serangoon Shopping Centre — Grade B
RPS score 5.93/10 · D19 · Hougang, Punggol, Sengkang · 8 units · scored across 7 weighted factors — methodology published.
FH · Unknown · TOP 1982
Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +10.51% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.81km away). Adequate but narrow school optionality.
8 units — very small project; niche product with thin resale market.
0.72km from Serangoon Mrt Stn (NE12) — short walk to MRT, good transport convenience.
Rental yield of 2.28% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.71km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary).
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The verdict· Scores updated September 2026
Upper Serangoon Shopping Centre scores 5.93 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1155th of 2,357 resale condos scored in Singapore and 120th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Project's Historical Performance (7/10); its weakest is Rental Yield (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, total returns.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Upper Serangoon Shopping Centre
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,174 psf, median price $1.75M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,156 psf | $1.68M |
| Apr–Jun 2026 | 1 | $1,191 psf | $1.82M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,174 psf | $1.75M |
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.
Upper Serangoon Shopping Centre: frequently asked questions
Answers generated from the scorecard data — RPS rank 1155th of 2,357, scores updated September 2026.
- Is Upper Serangoon Shopping Centre a good buy in 2026?
- Upper Serangoon Shopping Centre scores 5.93/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1155th of 2,357 Singapore resale condos and 120th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, total returns. 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 Upper Serangoon Shopping Centre?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Upper Serangoon Shopping Centre, at a median of $1,174 psf and a median price of $1.75M (range $1,156 psf to $1,191 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Upper Serangoon Shopping Centre from the nearest MRT station?
- Upper Serangoon Shopping Centre is about 720m from Serangoon MRT (NE12), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Upper Serangoon Shopping Centre compare with Vibes @ Kovan?
- Vibes @ Kovan is the project scored next to Upper Serangoon Shopping Centre on the District 19 ranking: 5.94 (Grade B) against Upper Serangoon Shopping Centre's 5.93 (Grade B). Upper Serangoon Shopping Centre scores higher on Project's Historical Performance (7 vs 5); Vibes @ Kovan scores higher on Rental Yield (2 vs 7).
- Which primary schools are within 1km of Upper Serangoon Shopping Centre?
- One primary school is within 1km of Upper Serangoon Shopping Centre: PAYA Lebar Methodist Girls' School (Primary). 1 primary school within 1km (PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY), 0.81km away). Adequate but narrow school optionality. Upper Serangoon Shopping Centre scores 7/10 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 Upper Serangoon Shopping Centre, and how big is the project?
- Upper Serangoon Shopping Centre is freehold, completed in 1982, has 8 units, developed by Unknown. Freehold tenure — no lease decay concerns, preserves long-term value. 8 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Upper Serangoon Shopping Centre in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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