Affinity at Serangoon is a residential development that is located in Serangoon north, North East Region of Singapore. Its is along Serangoon North Avenue 1 and bounded by Yio Chu Kang Road. Affinity at Serangoon’s site was a former enbloc of another HUDC estate, Serangoon Ville. It was successfully acquired in 2017 by Oxley Serangoon and entities of KSH Holdings.

Site Plan

The 1012 unit development comes with  configurations that range from 1 bedroom to 4 bedroom apartments units, penthouse and even strata titled landed housing. Some of the blocks will enjoy unblocked views of the neighboring low density residential landed estate in this serene Serangoon north neighbourhood. The triangular-shaped plot has a total site area of 296,913 square feet with a gross plot ratio of 2.8.  Affinity at Serangoon’s vicinity include many other freehold developments including The Waterline, Terrasse, Nouvelle Park, Fontaline Parry, Kensington Park, Forest Woods and newly TOP 99 years projects like Stars of Kovan and also the famous 1 day sold out project, Hundred Palms EC.


Affinity Location

Affinity at Serangoon sits along Serangoon North Avenue 1 and Yio Chu Kang rd. It is also a few mins drive to the popular enchanted Serangoon garden estate. Serangoon Gardens is also another highly sought after housing estate for landed homes in Singapore .
The residents at Affinity condo will get to experience the same serenity which the landed homeowners paid millions for.

Affinity is not within walking distance to any nearby MRT when it TOP. The future Seragoon North Station will only be ready in 2029 and is 5 mins walk away. There will be free shuttle buses that will ferry homeowners to the nearby Serangoon interchange or NEX mall.

Serangoon Nex

Seragoon gardens also boast a number of eateries and amenities like the famous CHOMP CHOMP food centre which is popular with locals and tourists for its delicious local cuisines. You can find a number of cafes, restuarants, myVillage mall around the area.
The nearby NEX at serangoon central is one of the biggest mall in the north eastern region and houses some of the well known supermarket chains and retail brands in the country. You will find unlimited dining options and entertainment from Cinema to library.

Chomp Chomp Food Centre



Affinity At Serangoon offers a total of 88 facilities which includes Swimming pool, Club house, Gym, Tennis Court, etc.. There are also putting green, aqua gym and firefly path which can be found in the development. Along with this facilities, there will also be 5 retail shops serving the residents.
Facilities Fly Through video


Affinity at Serangoon is within 1km to the famous Rosyth School, Zhonghua Primary School, Xinmin Primary School, CHIJ Our Lady of Good Counsel, Hougang Primary School, Da Qiao Primary School, Yio Chu Kang Primary School, Montfort Junior School, Yangzheng Primary School, Serangoon Garden Secondary School, Bowen Secondary School, Peicai Secondary School, Xinmin Secondary School, Hougang Secondary School, Chong Boon Secondary School, Montfort Secondary School, Zhonghua Secondary School, Serangoon Junior College and Nanyang Junior College. Affinity at Serangoon is also close to international education institutions such as Lycee Francais De Singapour, Dimensions International College (Main Campus) and DPS International School.


There was a lot of hype when the Cross Island Line(CRL) was annouced which has certainly help with the sales . Oxley started selling the project in 2018 prior to the annoucement. It should also benefit from the nearby transformation like Defu to Changi because of the connectivity CRL offers. It should attract potential buyers or tenants to take a look at this serene neighbourhood.

Breakdown Analysis

The developer has maintain the pricing but not many are aware that the developer actually drop prices. I always emphasis to my clients the importance of understanding the developer profile and developer margin in selecting any development. Unfortunately there were buyers who paid slightly more during the initial stage close to $1700/psf. The interesting part is that not all hope is lost if history does repeat itself. Previously projects like sky habitat and panorama also saw buyers paying more during launch but the price rebounded after the discount. To learn how to calculate developer profit margin, stay tune for another article covering this where i will be sharing the formula developer typically use for their calculation.

Sky habitat performance


Panorama also had similar performances in appreciation for the later buyers

Garden residences another well designed development by Wing Tai & keppel land sits just across the other street and it gets compare often to affinity. As of today in terms of pricing and quantum, i feel its is almost pretty similar that wouldn’t affect a buyer’s decision based on price. Affinity might be a choice among the 2 for investment because of its lower maintenance fee and longer completion date where buyer can leverage on the longer progressive payment scheme as Garden residences is expecting to be TOP in early 2021. This is very subjective and only relevant to investors who are interested in these investment strategy. In terms of rental potential, there is a lack of supply in this area and with Lycee Francais De Singapour (French international school) nearby, there should be sufficient demand to cope with the supply.The only concerns i have other than the number of units in the development but also stack 21-25, stack 34-46, stack 6, were too close to each other. Based on my resale experience, it will be quite difficult to offload them in the future i feel and some stacks like block 24,26 and 28 faces directly at HDB flats opposite Serangoon North Ave 1.


If you are planning to buy for homestay, the selling point would be the Serangoon north serene neighbourhood compare to the rest of district 19 which is more highly populated and also the the 1km range to the popular Rosyth school for your children. The future Serangoon north mrt will no doubt have a positive effect on the development. I personally think there are better alternatives out there for investments but ultimately it also depends on what is your investment objectives and timeframe.


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