# A Serangoon Executive Flat Just Sold For A Record $1,270,000 — By The Slimmest Of Margins - **Source:** Stacked Homes - **Published:** 2026-07-07T10:47:08.000Z - **Author:** Timothy Tay - **Original:** https://stackedhomes.com/serangoon-executive-flat-resale-record/ - **Topics:** Transactions & Deals ## Featured rationale The sale signals a premium for longer-lease Executive flats along Serangoon Avenue 2, potentially supporting firmer seller expectations for comparable units at 232A. ## AI summary A 1,507 sq ft Executive flat at 232A Serangoon Avenue 2 sold for a Serangoon record of $1,270,000, exceeding the previous high by $2,000. ## Original article The sale of an Executive flat at 232A Serangoon Avenue 2 has set a record resale price for a flat of this type in Serangoon. The 1,507 sq ft unit, between the 10th and 12th floors, changed hands for $1.27 million ($843 psf) when it was sold last week. This edges past the previous town record for a resale Executive flat by just $2,000. The previous price high for a resale executive flat in that town involved a unit at 318 Serangoon Avenue 2. That 1,604 sq ft flat, a Maisonette unit which is between the fourth and sixth floors, was sold for $1.268 million ($791 psf) in April 2025. Despite the wafer-thin price difference, the new record is notable for several reasons. The record-setting unit at 232A is smaller than the previous record-holder, yet was able to command a higher $psf price of $843 psf versus $791 psf. Moreover, the record-setting Executive flat carries a meaningfully longer remaining lease, which likely gave buyers greater confidence in stretching their budget. The block at 232A Serangoon Avenue 2 was completed in 1997, making it about 29 years old with approximately 70 years left on its lease. Meanwhile, the previous record holder at 318 Serangoon Avenue 2 had about 59 years left on its lease when the unit was sold over two years ago. As with most record-breaking HDB deals that Stacked has reported on over this past year, lease length is a factor that buyers weigh carefully especially when a million-dollar deal is on the line. This latest case also indicates that a flat with 70 years left on its lease could sit comfortably above the price threshold that can affect loan quantum and buyer eligibility, making it a more straightforward purchase for most buyers compared to a flat with a shorter lease. It is also worth noting that 232A has now produced two of the top transactions in the Serangoon Executive flat market within a short span of time. In April 2026, a slightly larger 1,518 sq ft unit in the same block, also on the 10th to 12th floor, changed hands for $1.13 million ($744 psf). The jump to the subsequent price high of $1,270,000 just three months later, for a comparable unit in the same height, represents a $140,000 increase in the price ceiling over a very short window. To put the record sale in context, here are the top five most expensive Executive flat resale transactions in Serangoon. Top 5 Highest Executive Flat Transactions in Serangoon Block | Street | Month | Storey | Size (sqm) | Remaining Lease | Price 232A | Serangoon Ave 2 | Jul 2026 | 10 to 12 | 140 | 71 years | $1,270,000 318 | Serangoon Ave 2 | Apr 2025 | 04 to 06 | 149 | 59 years 3 mths | $1,268,000 519 | Serangoon Nth Ave 4 | Mar 2026 | 07 to 09 | 147 | 65 years 8 mths | $1,240,000 236A | Serangoon Ave 2 | Jul 2024 | 16 to 18 | 140 | 73 years | $1,238,000 316 | Serangoon Ave 2 | Apr 2025 | 01 to 03 | 156 | 58 years 9 mths | $1,236,000 Based on these transactions compiled by Stacked, a pattern emerges. Four of the top Executive flat transactions in Serangoon have involved units that are located in blocks along Serangoon Avenue 2, which suggests that this stretch of the town commands a particularly strong premium within the Executive flat segment. The remaining top transaction, for a flat at Serangoon North Avenue 4, carried a longer remaining lease of 65 years and 8 months. This likely helped it reach the $1.24 million mark despite being in a different part of Serangoon. If we analyse the list of recent transactions for Executive flats in Serangoon, the data suggest that a possible two-tier dynamic might be emerging. Units along Serangoon Avenue 2, particularly those at 232A, are transacting at a clear premium over similar type units elsewhere in the town. The gap between the record $1.27 million transaction and the next most recent transaction at $1.025 million is a substantial $245,000. Units in Serangoon North Avenue 1 and Serangoon North Avenue 4, while also sizable, tend to carry shorter remaining leases in the range of 58 to 66 years, and this factor appears to be creating a price ceiling on their resale prices relative to the Serangoon Avenue 2 blocks. Most Recent Executive Flat Transactions in Serangoon Block | Street | Month | Storey | Size (sqm) | Remaining Lease | Price 232A | Serangoon Ave 2 | Jul 2026 | 10 to 12 | 140 | 71 years | $1,270,000 539 | Serangoon Nth Ave 4 | Jul 2026 | 04 to 06 | 147 | 65 years 5 mths | $1,025,000 142 | Serangoon Nth Ave 1 | Jun 2026 | 01 to 03 | 146 | 59 years 7 mths | $970,000 125 | Serangoon Nth Ave 1 | May 2026 | 04 to 06 | 150 | 58 years 10 mths | $925,000 232A | Serangoon Ave 2 | Apr 2026 | 10 to 12 | 141 | 71 years 2 mths | $1,130,000 It is also useful to look at what else has transacted along Serangoon Avenue 2 since this gives a fuller picture of pricing activity in the immediate area. The data indicates that the contrast between 232A and the other blocks along Serangoon Avenue 2 is striking. Most of the other blocks on this street are transacting in the $560,000 – $790,000 range, reflecting their shorter remaining leases of approximately 58 years and their smaller flat types. The Executive flat at 232A sits in an entirely different price bracket, underscoring just how much the combination of flat type, size, and lease tenure can move the needle on resale prices along the same street. The 12-month median resale price for Executive flats across Serangoon is $1,050,000, based on 45 transactions lodged during that time period. The transaction prices range from $888,000 to the new record of $1,270,000 – with the average price of $1.071 million. The record-setting deal at $1,270,000 is $220,000 above the median price for Executie flats in Serangoon, a meaningful gap that requires some explanation beyond the unit’s intrinsic attributes. Recent Transactions on Serangoon Avenue 2 (All Flat Types) Block | Street | Month | Storey | Size (sqm) | Remaining Lease | Price 232A | Serangoon Ave 2 | Jul 2026 | 10 to 12 | 140 | 71 years | $1,270,000 315 | Serangoon Ave 2 | Jul 2026 | 07 to 09 | 91 | 57 years 11 mths | $663,888 238 | Serangoon Ave 2 | Jun 2026 | 07 to 09 | 84 | 58 years 1 mth | $712,888 308 | Serangoon Ave 2 | Jun 2026 | 04 to 06 | 93 | 58 years | $670,000 307 | Serangoon Ave 2 | Jun 2026 | 01 to 03 | 91 | 58 years 5 mths | $610,000 307 | Serangoon Ave 2 | Jun 2026 | 01 to 03 | 95 | 58 years 5 mths | $600,000 312 | Serangoon Ave 2 | May 2026 | 07 to 09 | 121 | 58 years 4 mths | $790,000 309 | Serangoon Ave 2 | May 2026 | 01 to 03 | 91 | 58 years | $560,000 The most straightforward explanation we can consider lies in the lease. With about 70 years left on its tenure, the unit at 232A Serangoon Avenue 2 has one of the longest remaining leases among Executive flats currently trading in Serangoon. Many of the other Executive flat transactions in the town involve units with remaining leases in the 58–66 year range. For a buyer taking a bank loan, the difference between a 58-year and a 71-year lease can directly affect the maximum loan tenure available, which in turn affects monthly repayment amounts and overall affordability. A longer lease removes one potential friction point in the transaction. The block’s size also matters. With only 90 units across 16 floors, 232A is not a high-volume block. Fewer units means fewer competing sellers at any given time, which can support firmer asking prices when a motivated buyer enters the picture. The locational attributes of Serangoon as a residential town are generally well-regarded, and the Serangoon Avenue 2 corridor in particular has consistently produced the highest Executive flat prices in the town over the past two years. The HDB flats in this neighbourhood are close to two MRT stations – Lorong Chuan on the Circle Line (CC) and Serangoon Interchange on the CC and North-East Lines. There are also several schools in the area, such as CHIJ Our Lady of Good Counsel, St Gabriel’s Primary School, Yangzheng Primary School, and Zhonghua Primary School – which are all within 1km of the record-setting Executive flat. Other schools in the vicinity include First Toa Payoh Primary School, Kuo Chuan Presbyterian Primary School, Maris Stella High School, and Paya Lebar Methodist Girls School. Overall, resale prices of Executive flats in Serangoon have been on a gradual upward trajectory in recent years. Between the $1.23 million deal at 418 Serangoon Central in June 2024 and the current record of $1.27 million in July 2026, the price ceiling for this flat type in the town has risen by $40,000 over two years. This comes amid the fact that individual transactions have clustered around the $1.23 million to $1.27 million range among the most expensive deals recorded so far. ## Chinese translation > Translation model: grok_cli ### 实龙岗一套行政公寓以创纪录127万新元售出——以极微弱优势刷新纪录 位于实龙岗第二道232A座的一套行政公寓（Executive flat）于2026年7月以127万新元成交，创下实龙岗转售新纪录，仅比此前高点高出2,000新元；该镇12个月转售中位价为105万新元。 位于实龙岗第二道232A座的一套行政公寓成交，创下该类型组屋在实龙岗的转售价格纪录。这套面积1,507平方英尺、位于第10至12层的单位上周以127万新元（每平方英尺843新元）易手。 这一成交价仅以2,000新元之差超越该镇此前行政公寓转售纪录。此前该镇行政公寓转售最高价涉及实龙岗第二道318座的一套单位。那套面积1,604平方英尺、位于第4至6层的Maisonette单位，于2025年4月以126.8万新元（每平方英尺791新元）售出。 尽管价差微乎其微，新纪录仍因若干原因值得关注。 创纪录的232A座单位比此前纪录保持者更小，却能达到更高的每平方英尺单价——843新元对比791新元。此外，这套创纪录行政公寓剩余租约明显更长，很可能让买家更有信心拉高预算。 实龙岗第二道232A座于1997年竣工，楼龄约29年，剩余租约约70年。而此前纪录保持者实龙岗第二道318座在两年前多售出时，剩余租约约59年。 与Stacked过去一年所报道的多数创纪录组屋交易一样，租约年限是买家仔细权衡的因素，尤其是在百万新元级交易上。 这一最新案例也表明，剩余租约约70年的单位可以稳稳高于可能影响贷款额度和买家资格的价格门槛，使多数买家的购屋流程比租约较短的单位更为顺畅。 同样值得注意的是，232A座已在短时间内贡献了实龙岗行政公寓市场两笔最高成交之一。2026年4月，同一座楼略大一些、面积1,518平方英尺、同样位于第10至12层的单位以113万新元（每平方英尺744新元）易手。 短短三个月后跳升至随后的价格高点127万新元，且为同高度的可比单位，意味着价格上限在极短窗口内上升了14万新元。 为将该纪录成交置于背景中，以下为实龙岗行政公寓转售成交额最高的五笔交易。 实龙岗行政公寓最高五笔成交 座号 | 街道 | 月份 | 楼层 | 面积（平方米） | 剩余租约 | 价格 232A | 实龙岗第二道 | 2026年7月 | 10至12 | 140 | 71年 | $1,270,000 318 | 实龙岗第二道 | 2025年4月 | 04至06 | 149 | 59年3个月 | $1,268,000 519 | 实龙岗北第四道 | 2026年3月 | 07至09 | 147 | 65年8个月 | $1,240,000 236A | 实龙岗第二道 | 2024年7月 | 16至18 | 140 | 73年 | $1,238,000 316 | 实龙岗第二道 | 2025年4月 | 01至03 | 156 | 58年9个月 | $1,236,000 根据Stacked整理的这些成交，一个模式浮现出来。实龙岗行政公寓最高成交中有四笔位于实龙岗第二道沿线楼座，表明这一带在行政公寓细分市场中享有特别强劲的溢价。 其余一笔最高成交位于实龙岗北第四道，剩余租约长达65年8个月。这很可能帮助它在位于实龙岗另一片区域的情况下仍达到124万新元。 若分析实龙岗行政公寓近期成交清单，数据表明可能正在出现双层分化。实龙岗第二道沿线单位——尤其是232A座——成交价明显高于该镇其他同类单位。 纪录成交127万新元与下一笔最近成交102.5万新元之间的差距高达24.5万新元。 实龙岗北第一道与实龙岗北第四道的单位虽同样宽敞，但剩余租约往往较短，约在58至66年区间，这一因素似乎相对于实龙岗第二道楼座对其转售价格形成了上限。 实龙岗行政公寓最近成交 座号 | 街道 | 月份 | 楼层 | 面积（平方米） | 剩余租约 | 价格 232A | 实龙岗第二道 | 2026年7月 | 10至12 | 140 | 71年 | $1,270,000 539 | 实龙岗北第四道 | 2026年7月 | 04至06 | 147 | 65年5个月 | $1,025,000 142 | 实龙岗北第一道 | 2026年6月 | 01至03 | 146 | 59年7个月 | $970,000 125 | 实龙岗北第一道 | 2026年5月 | 04至06 | 150 | 58年10个月 | $925,000 232A | 实龙岗第二道 | 2026年4月 | 10至12 | 141 | 71年2个月 | $1,130,000 查看实龙岗第二道沿线其他成交也有帮助，这能更完整呈现该即时片区的定价活动。数据显示，232A座与该道其他楼座之间的反差十分鲜明。 该街道大多数其他楼座成交价介于56万至79万新元区间，反映其剩余租约较短（约58年）以及较小的单位类型。 232A座的行政公寓处于完全不同的价格区间，凸显了单位类型、面积与租约年限的组合，如何在同一条街上显著撬动转售价格。 实龙岗行政公寓12个月转售中位价为105万新元，基于该时段内登记的45笔成交。成交价介于88.8万新元至新纪录127万新元之间——平均价格为107.1万新元。 创纪录的127万新元成交比实龙岗行政公寓中位价高出22万新元，这一有意义的差距需要在单位内在属性之外作出一些解释。 实龙岗第二道近期成交（所有单位类型） 座号 | 街道 | 月份 | 楼层 | 面积（平方米） | 剩余租约 | 价格 232A | 实龙岗第二道 | 2026年7月 | 10至12 | 140 | 71年 | $1,270,000 315 | 实龙岗第二道 | 2026年7月 | 07至09 | 91 | 57年11个月 | $663,888 238 | 实龙岗第二道 | 2026年6月 | 07至09 | 84 | 58年1个月 | $712,888 308 | 实龙岗第二道 | 2026年6月 | 04至06 | 93 | 58年 | $670,000 307 | 实龙岗第二道 | 2026年6月 | 01至03 | 91 | 58年5个月 | $610,000 307 | 实龙岗第二道 | 2026年6月 | 01至03 | 95 | 58年5个月 | $600,000 312 | 实龙岗第二道 | 2026年5月 | 07至09 | 121 | 58年4个月 | $790,000 309 | 实龙岗第二道 | 2026年5月 | 01至03 | 91 | 58年 | $560,000 我们能考虑的最直接解释在于租约。实龙岗第二道232A座单位剩余约70年租约，是目前实龙岗行政公寓成交中剩余租约最长的之一。该镇许多其他行政公寓成交的剩余租约落在58–66年区间。 对申请银行贷款的买家而言，58年租约与71年租约之间的差异可直接影响最长贷款年限，进而影响月供金额与整体负担能力。更长租约消除了交易中的一个潜在摩擦点。 该座规模也很重要。232A座仅有90个单位、共16层，并非高成交量楼座。单位更少意味着任一时间竞争卖家更少，当有动力的买家出现时，有助于支撑更坚挺的叫价。 实龙岗作为住宅镇的区位属性普遍备受认可，而实龙岗第二道走廊在过去两年中持续贡献该镇最高的行政公寓价格。 该邻里的组屋邻近两个地铁站——环线（CC）的罗弄泉站（Lorong Chuan），以及环线与东北线交汇的实龙岗换乘站（Serangoon Interchange）。该区域亦有多所学校，如CHIJ Our Lady of Good Counsel、圣加俾尔小学（St Gabriel’s Primary School）、养正小学（Yangzheng Primary School）及中华小学（Zhonghua Primary School）——均在这套创纪录行政公寓1公里范围内。 附近其他学校还包括第一大巴窑小学（First Toa Payoh Primary School）、国专长老会小学（Kuo Chuan Presbyterian Primary School）、海星中学（Maris Stella High School）及巴耶利峇美以美女校（Paya Lebar Methodist Girls School）。 总体而言，实龙岗行政公寓转售价近年来呈逐步上行轨迹。从2024年6月实龙岗中心418座的123万新元成交，到2026年7月当前纪录127万新元，该镇此类型单位的价格上限在两年内上升了4万新元。 与此同时，迄今记录的最昂贵成交中，个别交易聚集在123万至127万新元区间。