Affinity at Serangoon

Affinity at Serangoon is really two products behind one gate: an apartment estate of 1,012 homes and a private terrace enclave of 40. That split explains almost everything about how the address trades, from the width of its price band to the depth of its listing pool, and it is the lens for the sections below.

Affinity at Serangoon Prices: Reading a Two-Product Price Band

As of July 2026, the last sixty caveats cleared between $1,368 and $2,034 psf with the median around $1,840 psf, and the trailing twelve months sit at a $1,845 psf median across 95 caveats. The band looks wide, but it is not volatility. Apartments trade at the top of it and the strata-landed homes at the bottom, because larger floor plates always carry a lower psf.

The land cost frames the floor beneath all of it. Former Serangoon Ville sold collectively for $499 million in July 2017, and with roughly $195 million of differential premium for the lease top-up and the 2.8 plot ratio, the total works out near $835 psf ppr. That is a 2017 land base carrying 2026 pricing, which is a comfortable position for existing owners.

Context sits next door and gets closer than most comparisons ever do. The Garden Residences is 340m away with 613 units from 2021, sharing the same subzone and the same CR9 story on a third of the scale, so the two estates compete directly for the same buyer while offering different things. Terrasse adds 414 units from 2014 and Hundred Palms Residences 531 EC units from 2019, both within a kilometre. Further out, Forest Woods brings 519 units from 2020, Botanique at Bartley 797 from 2019 and Bartley Residences 702 from 2015. Chuan Park brackets the top with 916 units and TOP expected 2027, while the freehold Gazania sits on the other side of the tenure question, which our guide to 99-year versus freehold works through properly.

One technical note. Affinity at Serangoon predates GFA harmonisation, so its strata areas still include aircon ledges the newer rulebook excludes, and an honest comparison against a harmonised launch adjusts for that.

Choosing between the apartments and the terraces? They price on different logic and hold on different logic, so the answer changes with your holding period. Speak to us before you offer, honest advice, no pressure. WhatsApp us.

Affinity at Serangoon Floor Plans: Fourteen Layout Families, Two Products

The compact half runs 186 one-bedders from 474 to 560 sqft and 202 one-plus-one formats from 538 to 689 sqft. The two-bedroom band adds 7 standard units at 635 sqft, 91 two-plus-one at 624 sqft, 28 two-bedroom premium from 753 to 775 sqft and 112 two-plus-one premium from 732 to 775 sqft. The family tier is where the estate’s character sits: 170 three-bedders from 850 to 1,012 sqft, 109 deluxe formats from 1,152 to 1,259 sqft, 55 premium from 1,076 to 1,249 sqft, then 42 four-bedroom-plus-one homes from 1,410 to 1,711 sqft and ten penthouses. The larger formats are unusually generous for a 2018 launch, because unit count was traded for floor plate.

Above them at Affinity at Serangoon sit the 40 terraces at 2,067 to 2,357 sqft, thirteen four-bedroom and 27 five-bedroom, all with basements. The private market rarely offers landed-scale living with condominium facilities attached, and without it a buyer is choosing between a real landed home with no facilities and an apartment with everything. Our District 19 layouts guide covers where large families should be looking across the district.

Run the arithmetic at $1,840 psf and the apartment ladder prices out cleanly: the 474 sqft one-bedder near $870,000, the one-plus-one band between $990,000 and $1.27m, the two-bedroom formats from $1.15m to $1.43m, the 850 to 1,012 sqft three-bedders between $1.56m and $1.86m, the deluxe and premium three-bedroom formats from $1.98m to $2.32m, and the four-bedroom-plus-one homes between $2.59m and $3.15m. At the terrace rate of about $1,379 psf, the houses work out between $2.85m and $3.25m. Treat those as arithmetic on the caveat record rather than quotes. The live prints back them: a 1,076 sqft three-bedroom at $2,060,000 in July 2026, a 538 sqft one-bedder at $904,000 the same month, a 2,336 sqft terrace at $3,222,000 also in July, a 1,442 sqft four-bedroom at $2,660,000 in June, a 732 sqft two-bedder at $1,460,000 in April and a 1,249 sqft penthouse at $2,410,888 in February.

The facilities at Affinity at Serangoon carry the scale. A 50m lap pool with wading, family and sanctuary pools beside it, an aqua gym, a clubhouse, a tennis court, dining and BBQ pavilions, Bosch and Grohe fittings inside the homes, five convenience shops on site and a lift down to the bus stop. Maintenance runs around $288 to $324 a month for the strata-landed homes, with apartment fees scaling by size and share value, which is mild for a deck this size because the cost divides across more than a thousand households.

Is Affinity at Serangoon Worth Buying? The Supply Picture

The Serangoon Garden subzone is small, settled and closed to new building. Twelve private developments hold about 1,982 units between them, none under construction, and Affinity at Serangoon alone accounts for more than half of them. Nine of the other eleven are cluster schemes or blocks under 60 units. This estate is not one project among many in its pocket; it is the pocket’s private housing market, which cuts both ways.

Across the wider Serangoon planning area, 98 developments hold about 12,519 homes and only 19 projects with 6,050 units are 2016 or newer. Every unit in the post-2026 pipeline lands in Lorong Chuan, 2km away: Chuan Park with 916 for 2027 and the two Chuan Grove parcels with 1,065 for 2030, plus Belgravia Ace at 104 in Seletar Hills. Those arrive at doorstep-MRT pricing, which sets a benchmark above this one rather than beside it. The URA Master Plan keeps building around the estate, with the Cross Island Line the nearest item on the list.

Demand comes from the flats and from the schools. Serangoon town carries about 21,961 HDB flats, of which 16,686 are 4-room or larger, roughly eight upgrader-sized flats for every private home in this subzone. Those households move up without leaving the Rosyth radius or the Gardens food belt, and the ladder here lets them do it twice without changing address.

Liquidity is the last check, and it is the strongest number at Affinity at Serangoon. 525 caveats since August 2021, running 65, 61, 127, 121, 114 and then 37 through July 2026, is steady trading at over a hundred deals a year. That caps how far an optimistic asking price can run, and it also means a seller is never waiting for the only buyer in the district. Our District 19 new launch versus resale analysis sets out what the gap between the two has actually been paying.

Who Affinity at Serangoon Suits

Affinity at Serangoon suits Rosyth-chasing families, terrace hunters who want landed scale without giving up facilities, and investors willing to hold through to the Cross Island Line’s opening. Buying completed stock before a committed station opens tends to reprice in stages, at announcement, at construction and again when the line runs.

The exit audience is the deepest thing about the address. Renters see a completed estate with a 50m pool, a tennis court and a clubhouse in a school-belt pocket, which is differentiated stock against District 19’s older rental supply, and the international campuses inside 2km renew the tenant pool each year. Our rental yields guide sets out what this corridor has actually been sustaining, and the family formats are where the steadier tenancies sit.

Fit runs the other way too. Buyers who need a working station today should pay for one elsewhere in the district rather than wait. Buyers who want a quieter, lower-density estate in the same school radius should look at the smaller completed stock next door, since a thousand neighbours share the pools and courts here on a weekend. And the 40 terraces are the scarce product, so expect them to price and hold on their own logic rather than the apartments’.

Thinking about Affinity at Serangoon? The pre-CRL discount against Chuan Park’s doorstep-MRT pricing is the cluster’s live trade, and the two-product split means the right answer depends on which half you are buying. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.