Resale Project Scorecard
Vibes @ Upper Serangoon
D19 · Hougang, Punggol, Sengkang · freehold · completed 2016 · 60 units
Grade B, 6.41 out of 10, the 107th 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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 5
- To Woodleigh MRT
- 550 m
Artist's impression: Oxley Global Pte Ltd, Vibes @ Upper Serangoon e-brochure
Vibes @ Upper Serangoon Score
- B
- Grade
- Score out of 10
- 6.41
- Highest score among 180 resale condos in District 19
- 107th
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +0.93% — near-median performance within its 2016-era cohort (41st percentile).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Yangzheng Primary School at 0.44km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Yangzheng Primary School
- Maris Stella High School (Primary)
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%3/10
60 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
550 m from Woodleigh MRT (NE11) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%7/10
Rental yield of 3.82% — strong income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.50km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
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 Vibes @ Upper Serangoon scores 6.41
Vibes @ Upper Serangoon scores 6.41 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 814th of 2,350 resale condos scored in Singapore and 107th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (2/10).
| Factor | This condoVibes @ Upper Serangoon | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 7/10 | −0.50 | 21% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 43% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 7.5/10 | +0.07 | 50% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 79% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 38% of district |
| Future Transformation6% | 2/10 | 4/10 | −0.12 | 0% 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 Vibes @ Upper 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.
Vibes @ Upper Serangoon Prices
By unit type at Vibes @ Upper Serangoon
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom441 sq ft | 441 sq ft | $750,000 to $760,000 | $1,699 psf | 3 |
| 2-bedroom856 sq ft | 856 sq ft | $1.02M | $1,197 psf | 2 |
Past transactions at Vibes @ Upper Serangoon
17 resales, Nov 2021 to Oct 2026 · median $1,484 psf · $620,000 to $1,060,000 · 13 of the 15 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 20 Aug 2026 | 488 Upper Serangoon Road | 5 | #05-02022BR | 2BR | 861 | $1,161 | $1,000,000 | Resale |
| 29 Apr 2026 | 488 Upper Serangoon Road | 5 | #05-13132BR | 2BR | 850 | $1,232 | $1,048,000 | Resale |
| 14 Apr 2026 | 488 Upper Serangoon Road | 2 | #02-10101BR | 1BR | 441 | $1,699 | $750,000 | Resale |
| 10 Apr 2026 | 488 Upper Serangoon Road | 4 | #04-11111BR | 1BR | 441 | $1,722 | $760,000 | Resale |
| 26 Mar 2026 | 488 Upper Serangoon Road | 3 | #03-08081BR | 1BR | 441 | $1,699 | $750,000 | Resale |
| 28 Jul 2025 | 488 Upper Serangoon Road | 4 | #04-01011BR | 1BR | 388 | $1,716 | $665,000 | Resale |
| 21 Jul 2025 | 488 Upper Serangoon Road | 2 | #02-15151BR | 1BR | 409 | $1,675 | $685,000 | Resale |
| 14 Dec 2023 | 488 Upper Serangoon Road | 5 | #05-07072BR | 2BR | 883 | $1,201 | $1,060,000 | Resale |
| 25 May 2023 | 488 Upper Serangoon Road | 2 | #02-04041BR | 1BR | 431 | $1,579 | $680,000 | Resale |
| 25 May 2023 | 488 Upper Serangoon Road | 3 | #03-13131BR | 1BR | 398 | $1,657 | $660,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $1,452 psf | $1,178 psf |
| Feb–Apr 2022 | — | — | $1,255 psf |
| May–Jul 2022 | 1 | — | $1,219 psf |
| Aug–Oct 2022 | 1 | — | $1,285 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,347 psf |
| Feb–Apr 2023 | 1 | — | $1,376 psf |
| May–Jul 2023 | 2 | $1,618 psf | $1,420 psf |
| Aug–Oct 2023 | — | — | $1,450 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,451 psf |
| Feb–Apr 2024 | — | — | $1,538 psf |
| May–Jul 2024 | — | — | $1,479 psf |
| Aug–Oct 2024 | — | — | $1,517 psf |
| Nov 2024 – Jan 2025 | — | — | $1,567 psf |
| Feb–Apr 2025 | — | — | $1,606 psf |
| May–Jul 2025 | 2 | $1,696 psf | $1,600 psf |
| Aug–Oct 2025 | — | — | $1,600 psf |
| Nov 2025 – Jan 2026 | — | — | $1,626 psf |
| Feb–Apr 2026 | 4 | $1,699 psf | $1,640 psf |
| May–Jul 2026 | — | — | $1,642 psf |
| Aug–Oct 2026 | 1 | — | $1,621 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Vibes @ Upper Serangoon Rent
- Median rent a month
- $2,550 to $3,100
- Gross yield
- 3.6% to 4.1%
- Rental contracts
- 28
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,550 | $2,500 to $2,800 | 4.1% | 25 |
| 2-bedroom | $3,100 | — | 3.6% | 3 |
Rental contracts at Vibes @ Upper Serangoon
28 contracts, Sep 2025 to Aug 2026 · median $2,600 a month · $2,200 to $3,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 300 to 400 sq ft | $2,200 |
| Jul 2026 | 1BR | 300 to 400 sq ft | $2,200 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,500 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,500 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,600 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,500 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,600 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,800 |
| Jun 2026 | 2BR | 800 to 900 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.
Vibes @ Upper Serangoon By stack
- Highest, stack 11
- $1,603 psf
- Lowest, stack 07
- $1,337 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 07 | $1,337 psf | 662 sq ft | Levels 4 to 5 | 2 |
| 11 | $1,603 psf | 441 sq ft | Level 4 | 2 |
| 13 | $1,445 psf | 624 sq ft | Levels 3 to 5 | 2 |
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 →
Vibes @ Upper Serangoon Floor plans
27 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom13 plans · 388 to 517 sq ft
2-Bedroom14 plans · 850 to 883 sq ft
Floor plans: Oxley Global Pte Ltd, Vibes @ Upper Serangoon e-brochure. Developer's plans, subject to amendments; areas are approximate and subject to final survey.
Vibes @ Upper Serangoon Site plan
Every block in 3D, with the sun on each home →
Site plan: Oxley Global Pte Ltd. Artist's impression, not drawn to scale.
Vibes @ Upper Serangoon Notes
How these numbers are worked out
- Grade B places Vibes @ Upper 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: $1,699 psf at Vibes @ Upper 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). 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 (9 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 5 resale caveats at Vibes @ Upper Serangoon ranged from $1,161 psf to $1,722 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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 Woodleigh MRT (NE11), 550 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 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 Vibes @ Upper Serangoon for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.