Affinity at Serangoon is a 1,052-unit condominium at Serangoon North Avenue 1 (District 19), built on the former Serangoon Ville site by an Oxley Holdings-led consortium. Its 99-year lease runs from May 2018. The nearest MRT station, Serangoon North, is due to open in 2030. Resales over the past 12 months averaged about S$1,814 psf (EdgeProp, September 2026).
What are Affinity at Serangoon's key facts?
| Item | Detail |
|---|---|
| Developer | Oxley Serangoon Pte Ltd: Oxley Holdings 40%, Lian Beng (Serangoon) 20%, Unique Invesco 20% (37.5% owned by a KSH Holdings subsidiary), Apricot Capital 20% |
| Address | Serangoon North Avenue 1, District 19 |
| Tenure | 99-year leasehold from 18 May 2018 (about 90 years left in September 2026) |
| Land price | S$499 million, collective sale in July 2017; about S$835 psf ppr including an estimated S$195 million differential premium to top up the lease and intensify use |
| Site area | About 296,913 sq ft |
| Homes | 1,052: 1,002 apartments, 10 penthouses and 40 strata townhouses, plus 5 shops |
| Blocks | Condominium blocks of up to 14 storeys, plus strata landed homes |
| Unit sizes | About 463 to 1,711 sq ft (apartments); 2,056 to 2,347 sq ft (townhouses) |
| Completed | 2023 (EdgeProp); Stacked Homes' database gives 2024 |
| Nearest MRT | Serangoon North (Cross Island Line, due 2030): about 300 m (EdgeProp, 2019) or 560 m (Stacked Homes, 2022). Nearest operating station: Kovan (North East Line), about 1.5 km (Stacked Homes) |
Sources: EdgeProp (26 July 2017, 8 June 2018, 8 August 2019); Oxley Holdings project page; EdgeProp and Stacked Homes project pages (checked 29 September 2026); LTA (13 January 2022). Remaining lease: 18 May 2018 plus 99 years is May 2117, about 90.6 years from September 2026.
Oxley describes the project as having 88 facilities and a lap pool of more than 60 metres. Rosyth School and Zhonghua Primary School are within 1 km, according to Oxley and Stacked Homes.
How much did Affinity at Serangoon cost at launch?
The project launched on 2 June 2018. Indicative starting prices, including first-day discounts, as reported by EdgeProp on 8 June 2018:
| Unit type | From |
|---|---|
| 1-bedroom | S$738,000 |
| 2-bedroom | S$988,000 |
| 3-bedroom | S$1.3 million |
| 4-bedroom | S$2.15 million |
| Townhouse | S$2.38 million |
EdgeProp reported that the project sold 76 units in its first week of sales, with an average of S$1,565 psf at the initial launch. By August 2019 it had sold 563 units (more than 53%), with condominium units averaging S$1,490 psf (EdgeProp, 8 August 2019).
What are Affinity at Serangoon units selling and renting for now?
| Measure (past 12 months) | Figure | Source |
|---|---|---|
| Average sale price | S$1,814 psf (Stacked Homes: S$1,811 psf) | EdgeProp |
| Sale price range | S$1,492 to S$2,104 psf | EdgeProp and Stacked Homes |
| Number of sales | 75 | Stacked Homes |
| Highest recent psf | S$2,104 psf, 1,076 sq ft unit, August 2026 | EdgeProp |
| Latest sale | 18 September 2026: 624 sq ft 2-bedroom, about S$1.09 million (S$1,738 psf) | Stacked Homes |
| Median monthly rent | S$3,000 (310 leases) | Stacked Homes |
Figures checked on 29 September 2026. We rechecked the latest sale: 624 sq ft at S$1,738 psf is about S$1.085 million, consistent with the rounded S$1.09 million.
In a May 2025 comparison, Stacked Homes found that Affinity at Serangoon's annualised gains (2.49%) were higher than those of The Garden Residences (1.69%), a nearby project off Serangoon North Avenue 1 that also launched in 2018. These figures are Stacked Homes' analysis of past transactions, not a forecast.
What should buyers weigh up?
- Lease clock started in 2018. The 99-year lease began before completion, so about 90 years remained in September 2026. See our lease decay guide for how the remaining lease affects CPF use and financing as it runs down.
- MRT access depends on the Cross Island Line. Until Serangoon North station opens (LTA target: 2030), the nearest operating station is about 1.5 km away.
- Scale. With 1,052 homes, there are many similar units on the resale and rental market at the same time. The 75 sales in the past year give good price benchmarks, but also mean competition when you sell or rent out.
- Mixed product. The 40 strata townhouses trade very differently from the apartments. Compare like with like when looking at psf figures.
For more on the project, see the Affinity at Serangoon project page.
Frequently asked questions
Who is the developer of Affinity at Serangoon?
Oxley Serangoon Pte Ltd, a consortium of Oxley Holdings (40%), Lian Beng (Serangoon) (20%), Unique Invesco (20%, partly owned by KSH Holdings) and Apricot Capital (20%).
What is the tenure of Affinity at Serangoon?
99-year leasehold starting 18 May 2018, according to EdgeProp. That leaves about 90 years as of September 2026.
Which MRT station is nearest to Affinity at Serangoon?
The future Serangoon North station on the Cross Island Line, which LTA expects to open with Phase 1 in 2030. Today the nearest operating station is Kovan, about 1.5 km away.
How many units does Affinity at Serangoon have?
1,052 homes: 1,002 apartments, 10 penthouses and 40 strata townhouses, plus 5 retail shops.
What was Serangoon Ville?
A former HUDC estate of 244 units that was sold collectively to the Oxley-led consortium for S$499 million in July 2017. Affinity at Serangoon was built on the site.
Sources
- EdgeProp via Yahoo Finance, Serangoon Ville sold en bloc at $499 mil (26 July 2017)
- EdgeProp via Yahoo Finance, Oxley banks on Affinity at Serangoon (8 June 2018)
- EdgeProp, Affinity at Serangoon: High-quality condo close to Serangoon Gardens (8 August 2019)
- Oxley Holdings, Affinity at Serangoon project page (developer)
- EdgeProp, Affinity at Serangoon project page (lease start, sale and rental data, checked 29 September 2026)
- Stacked Homes, Affinity at Serangoon directory page (sale and rental data, checked 29 September 2026)
- Stacked Homes, 7 condos that may benefit from the upcoming Tavistock and Serangoon North MRT stations (31 May 2022)
- Stacked Homes, Affinity at Serangoon vs The Garden Residences (27 May 2025)
- LTA, LTA awards two civil contracts for Cross Island Line Phase 1 (13 January 2022)
This page is for information only and is not financial advice. SG Properties is not a licensed estate agency and is not affiliated with Oxley Holdings or its partners.
Ask a question
Questions about a project, prices, ABSD, loans or timing? We reply by email within one working day, and can connect you with a CEA-licensed partner agent if you'd like help with viewings or buying.
Get new launch updates
Prices, preview dates and sales results for Singapore new launches, when they are officially released. Free, and you can unsubscribe any time.