AFFINITY AT SERANGOON CONDOMINIUM
Affinity at Serangoon is a new condominium arising on the site of the previous Serangoon Ville, a former HUDC precinct in Yio Chu Kang. It is being launched for sale now.
Former HUDC sites such as this tend to be quite popular, as their locations are in established estates well supported by amenities. The Affinity condo itself is within the mature, predominantly residential estate of Yio Chu Kang close to Serangoon Gardens.
It is flanked on its north-west by a HDB estate, but looking out on all its other frontages from its south-west to its north-east, are sweeping views over the landed houses of Serangoon Gardens and the Kovan estate. The site has been designed to take advantage of this, and the majority of the units are north-south facing, with unblocked landed views.
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Affinity Condo Video . Flythrough
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Affinity at Serangoon . Strata Landed Townhouses
The strata landed townhouses here are an attractive option, if you prefer landed living, but don’t want all the hassles of maintaining the grounds and exterior and so on, that comes with it. View the video above for a glimpse.
At prices starting from around $2.38M upwards for 2,067 to 2,357 sq ft for a new, mostly fitted out place, these 4 and 5 bedroom units are good value. You get full condominium facilities, and your kids get to roam around in and play in a safe gated community. You can invite friends over for a function and a swim without wondering whether your house is big enough. Or your kids can learn to swim without you having to fetch them every time.
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Affinity @ Serangoon . Background
The developer for the Affinity condo, joint venture firm Oxley Serangoon, won the collective sale of Serangoon Ville in very competitive bidding, that saw all 5 bidders offering more for the site than what the owners had asked for, in July 2017.
These bids were considered “aggressive and bullish” then. But it possibly reflected the rising sentiment of the Singapore property market, and the developers’ view that the down-cycle is over. This has been borne out since then, by a transactions-led property recovery fuelling ever rising land prices.
According to the Oxley Holdings executive chairman and CEO, locational attributes were key considerations for their bid. This site is near the Australian International School and the French international school Lycée Francais de Singapour, and within 1km of Rosyth Primary School.
The theme of the Affinity condo is… affinity. Harmony. Rapport. Cherishing family, friends.
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Hence the design and layouts of the Affinity @ Serangoon are built around this theme. It will be family-friendly, and cater to buyers looking for bigger homes than the shoe-box units found in a lot of new launches. Given the land area and plot ratio Oxley could have built up to 1200 homes, but they have opted instead for less units, and larger ones, which translates to a lower density of residents overall.
There will be 1012 apartment units and 40 strata landed houses, plus 5 retail shops within the development for the convenience of residents. And given the large land area, there will be lots of facilities too, 88 of them, set in beautifully landscaped grounds.
The developer is pricing this project to sell quickly, so if you would like to know more or be kept posted on the floor plans or showflat viewing, please drop a line via the Contact Form here.
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Register interest for details, or to view the showflat.
Affinity at Serangoon · FactSheet
| Name | Affinity at Serangoon |
| Developer | Oxley Serangoon Pte Ltd (JV of Oxley Holdings, Lian Beng Group, Unique Invesco Pte Ltd & Apricot Capital) |
| Status | Condominium (Foreigners eligible to buy) |
| Address | 10 – 64 Serangoon North Avenue 1 |
| District | 19 |
| Site Area | 27,583.9 m² (296,913 sq ft) |
| Floor Area | 77,234.9 m² (831,356 sq ft) |
| Plot Ratio | 2.8 |
| Tenure | 99 years leasehold from 18 May 2018 |
| Official T.O.P. | 31 December 2024 |
| Targeted T.O.P. | 2022 |
| No. of Units | 1,012 residential apartments + 40 strata landed houses + 5 shops |
| No. of Car Spaces | 1012 spaces for apartments 7 spaces for handicapped parking 80 spaces for strata landed houses (2 each) 2 spaces for shops |
| No. of Lifts | 2 lifts per tower (total 14 lifts) 1 lift to bus stop 1 lift at clubhouse |
| Description | Residential Development comprising 7 Blocks of 14 Storey Units, 2 Blocks of 3 Storey Strata-Landed Houses with Basement, 1 Block of 2 Storey Strata-Landed Houses with Basement, 5 Commercial Shops at 1st Storey, 2 Basement Car Parks, Swimming Pools and Ancillary Facilities on Lot Mk 18-10733v at Serangoon North Ave 1 (Serangoon Planning Area) |
| Architect | DP Architects Pte Ltd |
| Landscape Consultant | Ecoplan Asia Pte Ltd |
| M&E Engineers | Rankine & Hill (Singapore) Pte Ltd |
| C&S Engineers | KCL Consultants Pte Ltd |
| Quantity Surveyor | Davis Langdon KPK |
| Main Contractor | Lian Beng Construction Ltd |
| Developer’s Solicitor | Rajah & Tann |
| Showflat ID | Su Misura Asia & Index Design |
| Project Account | Maybank for Project A/C No. 040130 18913 of Oxley Serangoon Pte. Ltd. |
Affinity at Serangoon Floor Plans
The Affinity at Serangoon floor plans are now available. Kindly drop us a note below if you would like the complete set to be emailed to you.
Here are examples of the Affinity condo floor plans. There are many more designs, including for the strata landed houses.
Affinity Condo Floor Plan Type AS2 1BR Study . Click to Enlarge
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Affinity Condo Serangoon Floor Plan Type BP1 2BR Premium
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The Affinity Condo Floor Plan Type BPS1 2BR Premium Study
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Affinity at Serangoon Floor Plan Type CD1 3BR Deluxe
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The Affinity at Serangoon Floor Plan 3BR Type CP1
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The Affinity at Serangoon Floor Plan 4BR Type DS1
Affinity Serangoon Site Plan
Affinity at Serangoon . Site Plan Layout . Click to Enlarge
The area around the Affinity condo site is almost completely residential in character. To its north-west are HDB flats, with the neighbourhood shops & amenities that HDB estates typically offer.
To the other sides are landed housing estates. The Serangoon Gardens estate with its famous Chomp Chomp to its south west, and the Kovan housing estate to its east, that stretches all the way to Hougang and Upper Serangoon Road.
On its immediate south-west however, is a parcel of land zoned for a school, while its immediate north west is zoned for a small park. Which means that for a lot of its frontage, the Affinity @ Serangoon will enjoy pretty much unblocked views, and should get good wind flows.
The landed strata houses here are on the south of the site, so that the high rise units behind that still get unblocked views looking southwards.
- Designed around 3 islands of facilities, to cater to every member of the family.
- Alfresco Kitchen and Alfresco Dining for families and friends to dine together.
- Clubhouse with Floating Gym and Sky BBQ.
- Island BBQ and Island Pool Deck – to entertain and relax with friends.
- Extensive water elements that stretch over 90m – a 50m lap pool with Aqua Gym facilities, 67m Sanctuary Pool, Family & Wading pools, Spas
- Enjoy an evening stroll along the Floating Boardwalk and Firefly Path, and take in the view of the luminescent Plankton Cove.
- Keep up a fitness regime at home with exercise facilities including a Tennis Court, Outdoor Gym, Jogging Trail, Fitness Corner and Reflexology Path.
- Or relax and idle an afternoon away at the Forest Cabana, Shorefront Hammock, or Forest Pods and Villas Cabana.
- Over ten thematic gardens to help you break away from the stresses of city life and work.
- URA approved design screens for the balcony, that you can install (at your own cost) if you like.
Affinity Condo Showflat · Viewing
Please drop us a line below if you wish to view the Affinity at Serangoon showflat. Virtual online walkthrough, or advance appointment.
- 3 bedroom deluxe units come with Asian/Western kitchen concept and island countertop.
- Kitchens are fully fitted and equipped. Grohe fittings, and Bosch appliances.
- Quartz kitchen and vanity countertops (hardier, less porous, easier to maintain than marble).
- Mitsubishi air-con and Yale digital locksets.
- All bedrooms can fit at least a queen-sized bed.
- The strata landed houses come with high ceilings, and skylight above dining area that brings in natural light.
- Direct access to the 67m lap pool for most of the strata landed houses.
- Conventional construction technology. Non-structural walls can be hacked. More flexibility in unit layout compared to developments that have to use PPVC construction (applies to all new Government land sale sites).
Affinity Condo Prices · Unit Types
UNIT TYPES . SIZES
| Unit Description | Type | No. of Units |
Strata Area (sq m) |
Strata Area (sq ft) |
| 1 Bedroom | A1 | 186 | 44 – 52 | 474 – 560 |
| 1 Bedroom + Study | AS1, AS2 | 202 | 50 – 64 | 538 – 689 |
| 2 Bedroom Compact | B1 | 7 | 59 | 635 |
| 2BR Compact + Study | BS1 | 91 | 58 | 624 |
| 2 Bedroom Premium | BP1 | 28 | 70 – 72 | 753 – 775 |
| 2BR Premium + Study | BPS1, BPS2 | 112 | 68 – 72 | 732 – 775 |
| 3 Bedroom Compact | C1, C2 | 170 | 79 – 94 | 850 – 1,012 |
| 3 Bedroom Deluxe | CD1 | 109 | 107 – 117 | 1,152 – 1,259 |
| 3 Bedroom Premium | CP1 | 55 | 100 – 116 | 1,076 – 1,249 |
| 4 Bedroom + Study | DS1 | 42 | 131 – 159 | 1,410 – 1,711 |
| 4BR Penthouse | PH1, PH2 | 5 | 147 – 160 | 1,582 – 1,722 |
| 4BR + Study Penthouse | PHS1 | 5 | 144 | 1,550 |
| 4BR Strata Landed | SL1 | 13 | 192 – 194 | 2,067 – 2,088 |
| 5BR Strata Landed | SL2 | 27 | 214 – 219 | 2,303 – 2,357 |
| Shop Unit | SH | 5 | 45 – 50 | 484 – 538 |
| Total Number of Residential Units | 1,052 | |||
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
AFFINITY AT SERANGOON PRICE RANGES
Pricing status as at 16 June 2020. (Subject to change without notice as units are sold.)
Please drop us a note below if you wish to have the latest Affinity condo prices.
| Unit Description | Type | Price Range (SGD$) | Est Monthly Maintenance |
| 1 Bedroom | A1 | $719K – $836K | $180 |
| 1 Bedroom + Study | AS1, AS2 | $804K – $934K | $180 |
| 2 Bedroom Compact | B1 | SOLD OUT | $213.75 |
| 2BR Compact + Study | BS1 | $1.026M – $1.098M | |
| 2 Bedroom Premium | BP1 | SOLD OUT | $213.75 |
| 2BR Premium + Study | BPS1, BPS2 | $1.13M – $1.186M | |
| 3 Bedroom Compact | C1, C2 | $1.275M – $1.488M | $249.75 |
| 3 Bedroom Deluxe | CD1 | $1.585M – $1.821M | |
| 3 Bedroom Premium | CP1 | $1.543M – $1.643M | |
| 4 Bedroom + Study | DS1 | $2.125M – $2.429M | $249.75 |
| Penthouse | PH1, PH2, PHS1 | $2.365M – $2.669M | |
| 4BR Strata Landed | SL1 | SOLD OUT | $288 – $324 |
| 5BR Strata Landed | SL2 | $2.499M – $2.8M | |
| Shop Unit | SH | $1.443M – $1.524M | TBC |
The site for Affinity at Serangoon was formerly Serangoon Ville, sold collectively to an Oxley Holdings-led consortium for SGD$499 million in July 2017.
On top of the collective sale purchase price, there is an approximate differential premium of SGD$195 million payable to the state for a top-up to a fresh 99-year lease, and to develop the 296,913 sq ft site to its maximum GPR (gross plot ratio) of 2.8.
These additional charges together with the purchase price works out to a land cost of about $835 per sq ft per plot ratio (PSF PPR). This is a fair bit lower than the $964 PSF PPR paid in the same month by Keppel-Wing Tai for the Serangoon North land parcel nearby.
Assuming that development and construction costs add another $500 PSF PPR, the break even cost to the developer should be around $1,330 PSF for the Affinity condo.
Affinity at Serangoon · Developer
Oxley takes a 40% stake in this joint venture. The rest is split equally among Apricot Capital, the Lian Beng Group, and Unique Invesco Pte Ltd. Apricot Capital is the private investment arm of Super Group’s Teo family. Unique Invesco is an indirect associate of KSH Holdings.
(These same four partners had earlier in May 2017, teamed up to acquire the Rio Casa site, that is now being developed into Riverfront Residences.)
Oxley Holdings Limited (“Oxley” or “the Group”)
Projects by Oxley Holdings . Developer for Affinity Serangoon Singapore
Oxley Holdings is easily one of the most active developers in Singapore, with capitalisation of close to $2 billion as of early 2018. It has built over 1,635 homes, and won several design and development awards, including for overseas projects.
Oxley currently has a presence in 12 markets. Its portfolio covers residential, commercial & industrial developments in Singapore, Malaysia, Indonesia, China, Japan, Australia, Ireland, the UK, Australia, Cyprus, Vietnam, Myanmar, and Cambodia.
Having diversified actively outside Singapore in recent years, Oxley is now making a come back to the Singapore market, acquiring several plots of land in rapid succession in 2017.
Oxley often forms strategic partnerships with local and overseas developers. It has a 20% stake in Galliard Group Limited in the UK and 40% stake in Pindan Group Pty Ltd (Western Australia). Locally it has taken a 15% stake in United Engineers, a property development & engineering company established since 1912.
Lian Beng Group
The Lian Beng Group was founded in 1973 and is a major locally-grown construction firm. It acts mainly as main contractor for civil engineering & construction projects. Its status as an A1-grade contractor allows it to bid for public sector construction projects of unlimited value.
Lian Beng has also developed condominiums like Rocca Balestier and Derbyshire Heights.
KSH Holdings Limited (“KSH” or the “Group”)
KSH is a property investment, development & construction group established in Singapore in 1979, and listed on the SGX-ST in 2007.
It is a BCA A1 grade contractor as well, able to bid for public sector construction projects of unlimited value. KSH also has a track record of having built projects spanning a wide range of industries, including residential and mixed-use developments.
The Group has earned various BCA Construction Excellence Awards. Including for the NUS University Town Education Resource Centre, Fullerton Bay Hotel, and Madison Residences.
Boutiq by KSH Holdings . Developer for Affinity Condo at Serangoon
Affinity at Serangoon Location · Features
Affinity Condo Location Map Amenities . Click to Enlarge
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Location. The Affinity condo location is in the mature residential estate of Yio Chu Kang and beside Serangoon North HDB estate. On the fringe of Serangoon Gardens, between that and the Kovan enclave. This neighbourhood consists largely of private housing where most of the residents live in terraced and semi-detached homes and bungalows.
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Shops, F&B, Supermarkets. Being in a mature estate, especially close to HDB flats means there are inevitably neighbourhood shops and food centres around. Within walking distance down Serangoon North Avenue 1, is a small neighbourhood centre with shops, food outlets, a supermarket, and a community club.
For a wider choice of shops, Nex megamall is around 2km down the road, and Hougang One Mall is about 3 bus-stops up.
And of course there is myVillage at Serangoon Gardens Circus nearby too, with a sprinkling of banks, shops, pharmacies, coffee shops, artisanal cafes and bakeries, wet market & food centre, and some of the best hawker fare in Singapore at Chomp-Chomp.
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Schools. The Affinity at Serangoon location is within 1 km of Rosyth Primary School (one of the most popular primary schools in Singapore). The Lycée Francais de Singapour (French school) is also within a 1 km radius.
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Nearest MRT Station. None within walking distance currently, though the Cross-Island line in future will likely mean a closer station then, as it cuts across between Hougang and Ang Mo Kio. But for now you need to take a bus ride to the nearest MRT station, the most accessible being the Serangoon interchange station.
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Growth Potential. The Affinity condo location is surrounded by several growth clusters under the URA master plan. These are areas planned for rejuvenation and creation of sub-regional centres that cover initiatives like new education hubs, commercial developments, and office space outside the city for businesses. Creates more employment opportunities and amenities for residents in the North-East.
Affinity Condo Location . Surrounding Growth Clusters
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