Sunglade is a 99-year leasehold condominium at 1 to 13 Serangoon Avenue 2 in District 19, completed in 2003 by DBS Land, which merged into CapitaLand in 2000. Six blocks of up to 13 storeys hold 475 units on an 18,855 sqm site, and the case for the estate rests on two things a 2026 tender could not rebuild: a dual-line interchange 200m from the gate and 2003 room proportions on a low-density plot.
Serangoon (NE12/CC13) is about 200m on foot, call it three minutes, with the bus interchange and nex, the north-east’s largest mall, stacked directly above the platforms. From there the North East Line runs to Dhoby Ghaut and HarbourFront and the Circle Line loops to Bishan, Botanic Gardens and the city fringe. Lorong Chuan (CC14) and Woodleigh (NE11) also fall within 1km, with Bartley (CC12) and Potong Pasir (NE10) inside 2km. That is five stations across two lines from one address. Drivers get the CTE and the PIE, though Serangoon Central backs up at the school run and around nex on weekends.
Families get three primary schools inside the 1km ballot radius: Maris Stella High School, St. Gabriel’s Primary School and Yangzheng Primary School, the band that decides priority in the balloted phases of P1 registration. The 2km bench is one of the strongest in the north-east, adding CHIJ Our Lady of Good Counsel, Cedar Primary, First Toa Payoh, Kuo Chuan Presbyterian, Paya Lebar Methodist Girls’ Primary, Pei Chun Public, St. Andrew’s Junior and Zhonghua Primary, with Stamford American, the Australian International School and DPS International in the same ring. Our guide to primary schools around District 19 maps how those catchments overlap, and our 2026 P1 registration guide sets out the phases in order. Distances are measured from the exact address, so check the school’s own tool for your block.
Density is the quiet advantage. The plot ratio is 2.8, low for a station-adjacent site, and 475 homes across six blocks capped at 13 storeys on nearly 19,000 sqm means mature grounds and open sightlines rather than towers packed to the boundary. Parking runs 475 lots for 475 units, a clean one to one. The unit ladder spans the A to E series from about 807 to 1,830 sqft including penthouse variants, which is compact two-bedroom formats through large family homes.
The lease runs 99 years from October 2000, leaving roughly 73 years. That number belongs in the conversation rather than in a footnote, and the buying section below treats it as the first thing to price rather than the last.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| All unit types | 807 - 1,830 | A - E series (incl. penthouse variants) | ||
| Overall | 475 | 807 - 1,830 |
CapitaLand is a leading Singapore developer formed in 2000, delivering homes and large-scale mixed-use projects locally and across Asia. In Singapore, its track record includes integrated landmarks such as CapitaSpring and CanningHill Piers, alongside recent residential launch J’den in Jurong East. It also redeveloped Funan, underscoring capability in retail and office-led mixed-use assets. Beyond residences, CapitaLand is active in retail, offices, integrated developments, and hospitality through The Ascott, with selective regional projects like Sycamore in Binh Duong New City. Buyers value its disciplined investment approach, sustainable asset management, and consistent delivery, supported by deep operating expertise and long-term asset stewardship.
What Sunglade sells is that you are not buying newness. You are buying an interchange position and a floor plate that no current tender would produce, at the discount a third-decade lease commands. Everything below tests whether that trade is priced correctly today.
As of July 2026, the last sixty caveats at Sunglade ran on a median of about $1,539 psf, but the recent window is the one to use. The last twelve months ran $1,462 to $1,745 psf on a median near $1,658 across thirteen caveats. The $1,198 psf floor inside the sixty-caveat window is history rather than a target, and the estate has quietly re-rated.
That band buys a location new supply cannot replicate, because there is no land beside Serangoon interchange. The nearest new completions sit a stop down the Circle Line, where Bartley Vue resales already cross $2,200 psf and Botanique at Bartley tops the district range at about $2,420 psf. At the other goalpost, Compass Heights anchors the value end from about $806 psf. Among the 27 District 19 projects we have reviewed, Sunglade sits mid-band, with about 13 of 26 neighbouring estates trading cheaper on average.
The immediate neighbours frame it more tightly. The Scala brings 468 units completed in 2013 about 690m away, the closest like-for-like on scale, and it prices a decade of lease age against the same pocket. Chiltern Park adds 500 units from 1995 and The Springbloom 372 from 1999, both older and both within a kilometre, while the freehold Goldenhill Park Condominium sits about 1.06km out with 390 units from 2004, which is the honest benchmark for what the lease difference costs.
A technical point before you measure it against newer stock. Sunglade predates GFA harmonisation, so its strata areas still include aircon ledges the current rulebook excludes. Against a post-harmonisation launch you are not comparing identical square feet, and on a 2003 project that difference runs in your favour.
Weighing an offer at these levels? The spread between a renovated high-floor unit here and an original-condition one is wide, and so is the negotiation room. Speak to us before you offer, honest advice, no pressure. WhatsApp us.
The A to E series spans 807 to 1,830 sqft, which means the label on a listing tells you less here than in a modern project where every two-bedder is the same box. Study the floor plan, not the bedroom count. Compact two-bedroom formats sit near the bottom of the range, family layouts occupy the middle, and the penthouse variants take the top. These are 2003 proportions: real kitchens, bedrooms that take a wardrobe and a bed without negotiation, and yards where newer stock has a utility recess.
Price that ladder at the recent median of about $1,658 psf and it reads plainly. An 807 sqft layout lands near $1.34m, a 1,152 sqft format around $1.91m, and the 1,830 sqft top close to $3.03m. At the sixty-caveat median of $1,539 psf the same three come out nearer $1.24m, $1.77m and $2.82m. Treat all of it as arithmetic on the caveat record rather than quotes.
The estate’s own prints confirm the re-rating. An 861 sqft two-bedder cleared at $1,721 psf for $1.482m in May 2026, and a 1,152 sqft three-bedder at $1,658 psf for $1.91m in July 2026. The penthouse comparison runs the other way, as large formats always do: 1,755 sqft at $1,368 psf for $2.4m in August 2024, a low psf on a high quantum with a narrower buyer pool.
Outside the door, the grounds are the point. Six low blocks on nearly 19,000 sqm leave real planting between the buildings, and the pocket adds eleven green spaces within 2km. Chomp Chomp Food Centre, myVillage and the Serangoon Gardens hawker and cafe circuit sit on one flank, and nex covers everything else on the other.
The pocket is finished, and that is the draw. Sunglade sits in the Serangoon Central subzone, which holds 12 private developments and about 1,798 units in total, with nothing under construction. Cambio Suites in 2016 was the last completion. Sunglade and The Scala are the only two projects in the subzone above 400 units, so this address competes with a handful of small estates rather than a wall of new stock.
The Serangoon planning area holds 98 private developments and about 12,519 homes, of which only 19 projects and 6,050 units are 2016 or newer. The post-2026 pipeline is concentrated entirely on Lorong Chuan, where Chuan Park adds 916 units for 2027 and the two Chuan Grove parcels add 1,065 for 2030, plus Belgravia Ace at 104 units in Seletar Hills. That is real competition for buyer attention one stop away, and none of it lands beside this interchange. The URA regional plans keep the landed streets between Sunglade and the food belt low-rise, while the Bidadari build-out to the south keeps resetting the benchmark the estate is read against.
The demand engine is the flats. Serangoon town carries about 21,961 HDB flats and 16,686 of them are 4-room or larger, which works out to roughly nine upgrader-sized flats for every private home in this subzone. Starting quantums around $1.34m keep Sunglade inside upgrader range as those flats clear their Minimum Occupation Period, and our District 19 upgrading checklist walks the financing through.
Two checks belong in any offer. The lease started in October 2000, so financing and CPF arithmetic both get stricter with each passing year, and the discount to freehold stock nearby is the market doing its job rather than a mispricing waiting to be corrected. Our guide to 99-year versus freehold explains how to weigh that clock across a holding period. Liquidity is the other check: 82 caveats since August 2021 against 475 units, running 10, 16, 17, 19, 11 and then 9 by July 2026, is about sixteen sales a year on a 3.4% annual turnover. Owners here do not churn. Rental yields average about 3.2%, supported by the interchange and the three international schools within 2km, and our rental yields guide explains how to test that against a specific unit.
Sunglade suits interchange commuters who want two lines at the door, school-focused families playing the Yangzheng and St. Gabriel’s ballot, and buyers priced out of the Bidadari new-launch belt who refuse to give up the position. The contrast within the district makes the point: Kovan Residences sits 100m from a single North East Line station, Watertown sits above a mall at the far end of the same line, and Riversails has no MRT within a kilometre and prices accordingly. Our Serangoon condo guide covers what the nex premium actually buys across the pocket.
The exit audience is that same crowd plus the tenants. Renters see a well-sized apartment three minutes from a dual-line interchange at rents set below the newer Bartley and Bidadari stock, which is why tenancies run long and turnover stays low. Whatever direction work or school takes a household, the commute starts the same way, and it keeps starting the same way when a job changes.
Fit matters in the other direction too. Buyers who want newer facilities and bigger grounds should weigh The Minton a short drive away, and buyers who want a fresher lease at similar station adjacency should compare Kovan Residences two stops up the North East Line. Original-condition units here need a real renovation budget, stacks fronting Serangoon Avenue 2 catch road noise, so view at peak hour, and walk the common areas, because on a 23-year-old estate the sinking fund’s health shows there first.
Thinking about Sunglade? With only sixteen sales a year, the right stack may not be on the market this month, and waiting for it beats overpaying for the one that is. Before you offer, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.
Sunglade has 6 blocks of 13 storeys.
Sunglade rises 13 storeys across 6 blocks.
Sunglade has 475 residential units.
Sunglade offers All unit types (807 to 1,830 sqft).
The floor plans we hold for Sunglade 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.
Sunglade sits on a site of about 18,855 sqm (roughly 203,000 sqft).
Sunglade is 99-year leasehold (lease from Oct 2000).
No, Sunglade is a 99-year leasehold development (lease from Oct 2000).
Sunglade is developed by DBS Land (now CapitaLand).
Sunglade is at 1 – 13 Serangoon Avenue 2, Singapore – about 200m from Serangoon MRT interchange (CC13/NE12).
Sunglade is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest MRT is Serangoon (CC13/NE12), about 200m away – an interchange for the Circle and North East Lines with the nex mall and bus interchange above it. Lorong Chuan (CC14) is also within 1km.
Schools within 1km of Sunglade: Maris Stella High School, St. Gabriel’s Primary School, Yangzheng Primary School.
Primary schools within 2km of Sunglade: Maris Stella High School, St. Gabriel’s Primary School, Yangzheng Primary School, CHIJ Our Lady of Good Counsel, Cedar Primary School, First Toa Payoh Primary School, Kuo Chuan Presbyterian Primary School and Paya Lebar Methodist Girls’ School (Primary). Of these, Maris Stella High School, St. Gabriel’s Primary School and Yangzheng Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Zhonghua Secondary School, St. Gabriel’s Secondary School, Maris Stella High School and Peicai Secondary School.
Shopping malls within about 2km of Sunglade include nex, Upper Serangoon Shopping Centre, NTP+, The Woodleigh Mall, The Poiz Centre and myVillage.
Yes – parks within about 2km of Sunglade include Sunshine Park, Jalan Riang Park, Kampong Park@Serangoon, Upper Serangoon Park and Sky Park.
Based on transactions in the last 12 months, PSF ranges from about $1,463 to $1,745.
Based on recent transactions, units start from about $1.35M.
Sunglade has seen average rental yields of about 3.2% based on recent transactions, and the Serangoon MRT interchange (CC13/NE12) with the nex mall is about 200m away – dual-line connectivity at a resale price. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Sunglade is a good fit for school-focused families – Maris Stella High School, St. Gabriel’s Primary School, Yangzheng Primary School are within 1km.
Sunglade is a 99-year leasehold condominium in District 19 developed by DBS Land (now part of CapitaLand), comprising 475 units across 6 blocks. It obtained TOP in 2003.
Sunglade obtained TOP in 2003.
Sunglade is fully completed – TOP was obtained in 2003. Units are now available on the resale market.
Yes. Foreigners can buy Sunglade because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Sunglade 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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