Boathouse Residences is a 493-unit riverside condominium at Upper Serangoon View, completed in 2015 by EastHouse Properties, a joint venture of Frasers Centrepoint, Far East Organization and Japan’s Sekisui House. Six blocks stand on a 13,001 sqm plot fronting the Sungei Serangoon, with Punggol Park across the water and the park connector at the gate. Two things carry the case here: three primary schools inside the 1km ballot radius, and the busiest resale book of any estate its size on this stretch of river.
Rail is the honest weak point, and everything else is priced off it. The nearest track is Kangkar LRT (SE4), about 900m away, a feeder into Sengkang rather than a line into town. The full stations, Hougang (NE14) and Sengkang (NE16), both sit inside 2km, and the KPE and TPE carry the households here who drive, which is most of them. The forward story is Hougang, set to become a Cross Island Line interchange around 2030. Do the door to platform run once at eight in the morning before you offer.
Families get three primary schools inside the 1km radius that decides ballot priority: CHIJ Our Lady of the Nativity, North Vista Primary School and Punggol Primary School. Eight more sit between 1km and 2km across the Hougang and Sengkang belt, which is unusual depth from a single address. The radius only bites in the balloted phases of P1 registration, and our complete guide to the 2026 Primary One registration sets the phases out in order. Across six blocks the measured distance can differ from the estate address, so check the school’s own tool.
The unit mix leans family. 256 three-bedders from 893 to 1,862 sqft make up more than half the estate, including dual-key formats at the larger end. Below them sit 145 two-bedders from 732 to 1,130 sqft and 90 one-bedders from 624 to 775 sqft, generous for the format by current standards. The four-bedroom tier is two units in 493. Carparking runs 493 lots against 493 homes, which is not a footnote in a pocket where the honest commute answer is often a car.
Tenure runs 99 years from February 2011, so a buyer today picks up roughly 84 years, the longest runway of any completed estate in this cluster. That matters more here than in most places, because the case rests on holding through a long horizon rather than trading a hot market. The buying section below sets out what that horizon costs and what it buys.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 90 | 624 - 775 | 18.26% | |
| 2 Bedroom | 145 | 732 - 1,130 | 29.41% | |
| 3 Bedroom | 256 | 893 - 1,862 | 51.93% | |
| 4 Bedroom | 2 | 1,464 - 1,733 | 0.41% | |
| Overall | 493 | 624 - 1,862 |
Far East Consortium International Limited (FEC) is a publicly listed Hong Kong developer with over 70 years of delivery across Asia-Pacific and Europe. In Singapore, it has completed projects such as Hyll on Holland, Cuscaden Reserve, and ARTRA, reflecting consistent execution in prime and city-fringe locations. Notable developments also include Consort Place in London, a major mixed-use scheme.
FEC’s breadth beyond residential—spanning hotels, car parks, and facilities management—supports strong operational oversight and long-term asset stewardship. Its “Asian wallet” approach focuses on integrated, lifestyle-led offerings tailored to regional buyers, backed by a diversified team and balance sheet stability.
Frasers Property Limited is an SGX-listed developer with Singapore roots since 1963. Locally, it has delivered across market cycles, from The Centrepoint to recent projects such as Sky Eden@Bedok, Parc Greenwich (EC), and Riviere (TOP 2023). Its Singapore portfolio spans residential, retail, offices and business parks, industrial and logistics, and hospitality, with in-house development, asset, and property management capabilities. As sponsor of multiple REITs, it operates with clear governance and financial discipline. Buyers benefit from integrated placemaking, consistent build quality, timely delivery, and long-term support, underpinned by a network of well-run malls, workplaces, and hospitality assets that anchor neighbourhoods.
Sekisui House is a long-established Japanese homebuilder with six decades of delivery and a strong sustainability focus, including net-zero energy standards for new detached homes in Japan. In Singapore, it has co-developed residential projects with reputable partners, including Hillhaven (2024), One Holland Village Residences, Seaside Residences, eCO, and Watertown. Buyers benefit from consistent build quality, thoughtful layouts, and emphasis on energy efficiency and community-focused planning. The group’s diversified portfolio across housing types and markets such as the U.S., Australia, the U.K., China, and Singapore underpins reliable execution and long-term stewardship.
Boathouse Residences is this river cluster’s three-bedroom estate, and it changes hands more often than anything else its size on the same bank. 139 caveats in five years against 493 homes is close to six percent of the project trading each year, so an owner is rarely stuck and a buyer is never short of a comparable. The sections below cover what the market pays, how the ladder prices out, and the supply standing behind it.
As of May 2026, the last sixty caveats ran between $1,186 and $1,564 psf with a median around $1,373 psf. Narrow to the twelve months to May 2026 and 28 trades ran $1,247 to $1,564 psf at a median near $1,417 psf. A recent median sitting above the longer-run one says the estate has been firming rather than stalling.
The structure behind that band is easy to read once you line the cluster up. The Scala stands 150m from a Circle Line station and charges hundreds of dollars a square foot for the position. Kovan Melody offers a 200m station walk on a 2004 lease. Terrasse swaps the station for low-rise land. Boathouse Residences swaps it for water and for the longest remaining lease of the four, and the discount you are paid for that swap is the whole trade.
One technical note before you compare. Boathouse Residences predates GFA harmonisation, so its strata areas still include aircon ledges that the newer rulebook excludes, and a psf comparison against a post-harmonisation launch is not a like-for-like square foot. At eleven years old, the gap between an original unit and a renovated one is a six-figure conversation, so price the renovation into the offer rather than absorbing it later.
Weighing an entry at these levels? Talk to us before you put a number on paper. We will pull the latest prints for the block and facing you are looking at, honest advice, no pressure. WhatsApp us.
The Boathouse Residences floor plan ladder opens at 624 sqft and runs to 1,862 sqft in the three-bedroom band, with the two four-bedders at 1,464 and 1,733 sqft sitting outside the shopping list. Price it at the $1,373 psf median and it reads plainly: the 624 sqft one-bedder lands near $860,000, the 732 sqft two-bedder around $1.00m, the 893 sqft three-bedder near $1.23m and the 1,076 sqft three-bedder about $1.48m. Treat those as arithmetic on the caveat record rather than quotes.
The live prints agree. A 624 sqft one-bedder cleared $798,000 in May 2026, a 732 sqft two-bedder $990,000 in the same month, a 1,076 sqft three-bedder $1,540,000 in May 2026 and a 1,464 sqft four-bedder $2,280,000 in January 2026. A three-bedroom family home inside $1.6m is workable maths for a household leaving an HDB flat, which is exactly who this ladder was drawn for.
The dual-key three-bedroom formats deserve their own mention, because they answer a question the rest of the cluster mostly does not. They suit multi-generation households and owners who want a lettable annexe without buying a second property, and our dual-key condo guide covers how those layouts actually live and let. Outside the door, the facilities sit around the pool deck and clubhouse while the riverside promenade does the outdoor work, which is why residents describe the place as quieter than 493 homes sounds.
Zoom in to where the competition actually is. Boathouse Residences sits in the Kangkar subzone, a riverside pocket holding eight private developments and about 5,574 homes between them, of which these 493 are the sixth-largest share. Nothing new is under construction inside that subzone, so the estates you compete with on the way out are the ones already standing today.
Now the demand side, which is the bigger number. Hougang town carries about 59,942 HDB flats across 605 blocks, and 44,200 of them are 4-room or larger, the flat types an upgrader trades in. That is roughly eight big flats for every private home in the subzone, one of the deeper upgrader pools in the north east. Our Hougang upgrader guide covers the shortest version of that move and our District 19 upgrading checklist walks the mechanics step by step.
New supply is coming to the planning area, but not to this bank of the river. One government land sale site at Hougang Central carries about 835 homes around 2030, a town-centre address rather than a riverside one. Across Hougang, only 27 of 135 private developments date from 2016 or later, so young stock stays the minority. The URA Master Plan shows what else is committed along this corridor, and our Buangkok condo guide and Sengkang condo guide cover the neighbouring pockets buying the same story.
Two checks belong in any offer. The Boathouse Residences lease from February 2011 leaves about 84 years, comfortable but not infinite, and it should shape the holding period rather than the entry price. Liquidity is the strong suit: 139 caveats since August 2021, running 16 in 2021, 34 in 2022, 28 in 2023, 25 in 2024, 22 in 2025 and 14 by May 2026. Rental yields sit near 3.3 percent, held up by low entry quantum rather than high rents, and our rental yields guide explains why that distinction changes how you underwrite the purchase. Our analysis of how the Cross Island Line will affect District 19 prices works through which pockets the line actually reprices.
This suits river-view families working the three-school ballot radius, households upgrading out of a Hougang or Sengkang flat who already run a car, and patient buyers taking the 2030 rail horizon at today’s entry psf. It is a harder fit for anyone without a car, for buyers who need a mall and a platform within walking distance, and for anyone shopping the four-bedroom format, because two units in 493 is not a market. Our Hougang condo guide and District 19 city-fringe guide put the whole district ladder in one place.
Think one owner ahead when you buy here. Renters see Boathouse Residences as a mid-2010s condominium with a full facilities deck, river frontage and generous compact formats, at a rent the Kangkar pocket can actually support. The tenant pool leans local and family rather than expatriate, which makes for long tenancies and low vacancy, and the yield comes from that stability rather than from headline rents.
Fit matters in the other direction too. If newness outranks lease length for you, Riverfront Residences is eight years younger 590m away and prices accordingly. If you are buying to let, Kingsford Waterbay runs 1,157 units 170m away with a far deeper compact band. Riversails puts four primary schools in the radius, Riversound Residence is the quieter 590-unit option, and Parc Vera trades the river for lower density and larger formats. None of those is a criticism of this estate, they are simply different trades.
Thinking about Boathouse Residences? The gap between a river-facing stack and an inward one is the whole conversation here, and the listing headline will not tell you which is which. Before you offer, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.
Boathouse Residences has 6 blocks of 18 storeys.
Boathouse Residences rises 18 storeys across 6 blocks.
Boathouse Residences has 493 residential units.
Boathouse Residences offers 1 Bedroom (624 to 775 sqft), 2 Bedroom (732 to 1,130 sqft), 3 Bedroom (893 to 1,862 sqft), 4 Bedroom (1,464 to 1,733 sqft).
The floor plans we hold for Boathouse Residences are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Boathouse Residences sits on a site of about 13,001 sqm (roughly 139,900 sqft).
Boathouse Residences is 99-year leasehold (lease from Feb 2011).
No, Boathouse Residences is a 99-year leasehold development (lease from Feb 2011).
Boathouse Residences is developed by EastHouse Properties (Frasers Centrepoint, Far East Organization & Sekisui House JV).
Boathouse Residences is at 21 Upper Serangoon View, fronting the Sungei Serangoon river – about 900m from Kangkar LRT (SE4).
Boathouse Residences is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest rail station is Kangkar LRT (SE4) on the Sengkang LRT loop, about 900m away. The nearest full MRT stations are Hougang (NE14) and Sengkang (NE16), both within 2km – and Hougang is set to become a Cross Island Line interchange around 2030.
Schools within 1km of Boathouse Residences: CHIJ Our Lady of the Nativity, North Vista Primary School, Punggol Primary School.
Primary schools within 2km of Boathouse Residences: CHIJ Our Lady of the Nativity, North Vista Primary School, Punggol Primary School, Compassvale Primary School, Holy Innocents’ Primary School, Montfort Junior School, North Spring Primary School and Palm View Primary School. Of these, CHIJ Our Lady of the Nativity, North Vista Primary School and Punggol Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Serangoon Secondary School, North Vista Secondary School, Holy Innocents’ High School and Seng Kang Secondary School.
Shopping malls within about 2km of Boathouse Residences include Kang Kar Mall, Rivervale Plaza, Hougang Mall, Sengkang Grand Mall, Hougang Green Shopping Mall and Rivervale Mall.
Yes – parks within about 2km of Boathouse Residences include Punggol Park, Sungei Serangoon Park Connector, Harmony Park, Sungei Serangoon Park and Sengkang Neighbourhood 1 Park.
Based on transactions in the last 12 months, PSF ranges from about $1,278 to $1,557.
Based on recent transactions, 1 Bedroom units start from about $790,000, 2 Bedrooms from about $1.16M, 3 Bedrooms from about $1.49M.
Boathouse Residences has seen average rental yields of about 3.3% based on recent transactions, with entry PSF among the lowest in the district. The nearest rail is Kangkar LRT (SE4), about 900m away, connecting to Sengkang’s NEL interchange. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Boathouse Residences is a good fit for school-focused families – CHIJ Our Lady of the Nativity, North Vista Primary School, Punggol Primary School are within 1km.
Boathouse Residences is a 99-year leasehold condominium in District 19 developed by EastHouse Properties – a joint venture between Frasers Centrepoint, Far East Organization and Japan’s Sekisui House – comprising 493 units across 6 blocks. It obtained TOP in 2015.
Boathouse Residences obtained TOP in 2015.
Boathouse Residences is fully completed – TOP was obtained in 2015. Units are now available on the resale market.
Yes. Foreigners can buy Boathouse Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Boathouse Residences is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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