Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
| Total units | 60 |
|---|---|
| Size range | 388–883 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 1-bedroom | 46 | 77% |
| 2-bedroom | 14 | 23% |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 1 BR | ~4.1% | ~$749K | 30 |
| 2 BR | ~3.7%· low sample (4 leases, 1 sale) | ~$1.05M | 4 |
Relevant market insights
Very low because this development is young — recently completed condos see almost no collective-sale interest.
VIBES@UPPER SERANGOON was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
Fewer neighbours are free or motivated to sell than at most comparable properties.
haio tracks 51 of 60 units at VIBES@UPPER SERANGOON. 86% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 45% have been held over 10 years.
86%
Free to sell now
44 of 51 tracked · past SSD
81%
Sitting on a gain
25 of 31 resales sold above cost
Showing 10 of 69 total recorded transactions.
| Apr 2026 | 1BR | $750,000 | 441 | $1,701 | |
| Apr 2026 | 1BR | $760,000 | 441 | $1,723 | |
| Apr 2026 | 2BR | $1,048,000 | 850 | $1,233 | |
| Mar 2026 | 1BR | $750,000 | 441 | $1,701 | |
| Jul 2025 | 1BR | $665,000 | 387 | $1,718 | |
| Jul 2025 | 1BR | $685,000 | 409 | $1,675 | |
| Dec 2023 | 2BR | $1,060,000 | 882 | $1,202 | |
| May 2023 | 1BR | $680,000 | 430 | $1,581 | |
| May 2023 | 1BR | $660,000 | 398 | $1,658 | |
| Feb 2023 | 1BR | $655,000 | 441 | $1,485 |
37 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| The Sunshine | 175 m | Jun 2026 | Resale | 3BR | $2,240,000 | 1,237 | $1,811 |
| The Quinn | 203 m | Jun 2026 | Resale | — | $2,980,000 | 1,733 | $1,720 |
| The Acacias | 259 m | Jun 2026 | Resale | 3BR | $2,125,000 | 1,216 | $1,748 |
| E Maison | 282 m | May 2026 | Resale | 2BR | $1,590,000 | 968 | $1,643 |
| Sunshine Lodge | 58 m | Mar 2026 | Resale | 1BR | $722,888 | 592 | $1,221 |
| Eden Crest | 98 m | Mar 2026 | Resale | 3BR | $1,400,000 | 968 | $1,446 |
| E Maison | 282 m | Jan 2026 | Resale | 2BR | $1,530,000 | 936 | $1,635 |
| Presto@Upper Serangoon | 106 m | Dec 2025 | Resale | 2BR | $1,220,000 | 839 | $1,454 |
| Presto@Upper Serangoon | 106 m | Dec 2025 | Resale | 1BR | $730,000 | 419 | $1,742 |
| The Quinn | 203 m | Dec 2025 | Resale | 1BR | $948,000 | 559 | $1,696 |
| E Maison | 282 m | Dec 2025 | Resale | 2BR | $1,520,000 | 936 | $1,624 |
| Eden Crest | 98 m | Nov 2025 | Resale | 3BR | $1,680,000 | 1,496 | $1,123 |
| The Quinn | 203 m | Nov 2025 | Resale | 1BR | $905,000 | 559 | $1,619 |
| The Acacias | 259 m | Oct 2025 | Resale | 3BR | $2,080,000 | 1,313 | $1,584 |
| The Acacias | 259 m | Oct 2025 | Resale | 3BR | $1,980,000 | 1,216 | $1,628 |
| Presto@Upper Serangoon | 106 m | Sep 2025 | Resale | 2BR | $1,128,000 | 914 | $1,234 |
| Eden View | 161 m | Sep 2025 | Resale | 3BR | $2,170,000 | 1,872 | $1,159 |
| Sunshine Lodge | 58 m | Aug 2025 | Resale | 1BR | $960,000 | 785 | $1,223 |
| 8 Eden Grove | 120 m | Apr 2025 | Resale | 3BR | $1,560,000 | 1,119 | $1,394 |
| Sommerville Loft | 206 m | Mar 2025 | Resale | 3BR | $1,800,000 | 1,162 | $1,549 |
Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for VIBES@UPPER SERANGOON
| 01 | 02 | 03 | 04 | 05 | 06 | 07 | 08 | 09 | 10 | 11 | 12 | 13 | 14 | 15 | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 05 | #05-018722BR | #05-028722BR | #05-038612BR | #05-048612BR | #05-058502BR | #05-068832BR | #05-078832BR | #05-088832BR | #05-098832BR | #05-108832BR | #05-118832BR | #05-124521BR | #05-138502BR | #05-148502BR | #05-158502BR |
| 04 | #04-013881BR | #04-024091BR | #04-034311BR | #04-044311BR | #04-054311BR | #04-064411BR | #04-074411BR | #04-084411BR | #04-094411BR | #04-104411BR | #04-114411BR | #04-124521BR | #04-133981BR | #04-144091BR | #04-154091BR |
| 03 | #03-013881BR | #03-024091BR | #03-034311BR | #03-044311BR | #03-054311BR | #03-064411BR | #03-074411BR | #03-084411BR | #03-094411BR | #03-104411BR | #03-114411BR | #03-124521BR | #03-133981BR | #03-144091BR | #03-154091BR |
| 02 | #02-014521BR | #02-024091BR | #02-034311BR | #02-044311BR | #02-054311BR | #02-064411BR | #02-074411BR | #02-084411BR | #02-094411BR | #02-104411BR | #02-114411BR | #02-125171BR | #02-133981BR | #02-144091BR | #02-154091BR |
18 realized resale exits at VIBES@UPPER SERANGOON over the 5y window — 16 profitable, 2 at a loss, averaging 1.25%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 1BR | 14 | 11y 3m | 1.52% |
| 3BR | 4 | 11y 5m | 0.29% |
| Total | 18 | 11y 3m | 1.25% |
| Unit Type | Count | Avg PSF Buy | Avg PSF Sell | Avg Loss |
|---|---|---|---|---|
| 3BR | 2 | $1,113 | $1,100 | S$-11,350 |
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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If you bought at VIBES@UPPER SERANGOON today at ~$1,701 psf (the recent resale median — last 12 months, 6 sales)…
92.2%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=51 traced current owners, 100.0% unit-exact
the Exit-Risk band is a haio+ feature
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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at VIBES@UPPER SERANGOON, for the date you pick.
Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$750k, the median of recent sale transactions at VIBES@UPPER SERANGOON) — drag to explore what else that budget buys across Singapore.
49 within 1 km
| 58 m | Sunshine Lodge | FH | 1998 | $1,222 |
| 98 m | Eden Crest | FH | 2005 | $1,285 |
| 106 m | Presto@Upper Serangoon | FH | 2016 | $1,599 |
| 120 m | 8 Eden Grove | FH | 1999 | $1,398 |
| 127 m | Bella Vista | FH | 2009 | — |
| 161 m | Eden View | FH | 2006 | $1,313 |
| 167 m | Bartley Court | FH | 1986 | — |
| 175 m | The Sunshine | FH | 2003 | $1,700 |
| 175 m | Sunshine Apartments | FH | — | — |
| 185 m | Seran Court | FH | 1984 | — |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
What's next
Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.