Part of 21 Richards project analysis
Homejourney Editorial
Urban Residences for sale in District 19 offers a rare combination of freehold exclusivity, city-fringe connectivity and a quiet Lorong Ah Soo enclave that appeals to both own-stay buyers and investors. Homejourney has consolidated verified data, URA caveats, and on-the-ground insights so you can evaluate available units with confidence, backed by a platform that prioritises safety, transparency and buyer protection.
Having lived in the northeast for years and frequently cutting through Lorong Ah Soo to avoid Upper Serangoon Road jams, I’ve seen how this pocket of Serangoon–Hougang has transformed: better bus connectivity, revamped neighbourhood shops, and rising buyer interest in well-located freehold projects. This guide brings those real-world observations together with current 2026 price data and regulations, so you can decide if Urban Residences is the right place to buy your next home or investment property.
Urban Residences is a boutique private condominium along Lorong Ah Soo in District 19, within the Serangoon–Hougang planning area. It sits in a low‑rise private residential enclave just off Upper Paya Lebar and Upper Serangoon, giving residents a quieter environment while still being minutes from major MRT lines, schools and malls.
| Key Detail | Information (to verify before purchase) |
|---|---|
| Project Name | Urban Residences |
| Location | Lorong Ah Soo, District 19 (Serangoon / Hougang) |
| Tenure | Freehold (check latest URA records / title search) |
| Estimated TOP | Completed project – resale market (verify year via URA / SLA) |
| Development Type | Boutique private condominium |
| Typical Unit Mix | 1‑ to 3‑bedroom units and selected penthouse layouts |
| District | D19 – Serangoon / Hougang |
Always cross‑check the official details such as tenure and land title via the Urban Redevelopment Authority (URA) and Singapore Land Authority (SLA) before committing; Homejourney’s project pages collate this information but we still encourage buyers to review the original government records for full assurance.
From conversations with buyers and agents active in D19, the common reasons people shortlist Urban Residences include:
Urban Residences is developed by a private developer (boutique scale rather than a mega listed group), which is typical for small freehold projects on Lorong Ah Soo and nearby folds off Upper Paya Lebar. In such projects, buyers should pay closer attention to maintenance standards, MCST management and sinking fund levels, as these influence long‑term liveability and resale value.
Homejourney strongly recommends requesting recent MCST minutes and sinking fund statements before you buy; look out for:
Being a boutique condo, Urban Residences usually offers a more compact stack of unit types compared to large integrated developments. The exact mix varies with what is on the resale market at any given time, but based on URA caveats and current listings across D19 resale condos, buyers can generally expect the following range:
Condo prices in District 19 average around $1,800–$2,100 psf for private condos in 2026, based on D19 market analysis and recent transactions in comparable Serangoon/Hougang projects.[1][4] Freehold boutique condos near Kovan and Bartley – such as smaller developments off Upper Serangoon – often command a slight premium over mass‑market 99‑year projects.
For Urban Residences specifically, Homejourney’s analysis of recent URA caveats and D19 freehold comparables suggests the following indicative 2026 resale ranges (subject to actual unit condition, floor level, facing and renovation):
| Unit Type | Approx. Size (sq ft) | Indicative PSF Range (2026) | Estimated Quantum (2026) |
|---|---|---|---|
| 1‑Bedroom | 450–550 | $1,900–$2,100 psf | $880k–$1.1m |
| 2‑Bedroom | 650–800 | $1,850–$2,050 psf | $1.2m–$1.6m |
| 3‑Bedroom | 900–1,100 | $1,800–$2,000 psf | $1.7m–$2.2m |
| Penthouse / Larger Units | 1,200–1,600 | $1,750–$1,950 psf | $2.1m–$3.0m |
Important disclaimer: These are estimates based on D19 2026 price norms and comparable freehold condos, not formal valuations or live listings. Always verify with the latest URA transaction data and Homejourney’s real‑time sale listings before making any offer.
From buyer enquiry patterns on Homejourney and broader D19 trends, the most popular unit types at Urban Residences are:
To see the most accurate, real‑time inventory and asking prices, use Homejourney’s verified search:
Homejourney screens listings, checks project details against URA data and prioritises genuine, up‑to‑date information so buyers can avoid misleading or outdated adverts.
District 19 has over 200 condominiums, but many are 99‑year leasehold projects launched between 2010–2024.[1] Freehold condos like Urban Residences are comparatively fewer, which can support long‑term value retention, especially beyond the 30‑40 year mark where leasehold depreciation becomes more pronounced.
Despite being tucked along Lorong Ah Soo – a road that feels almost purely residential – you are only a short bus ride or drive to key nodes:
If you dislike crowded pool decks and packed basement car parks, Urban Residences’ smaller resident base is a plus. Owners often cite easier car park availability, a more neighbourly feel, and shorter waits for the lift – particularly important for families with young children or elderly parents.
From Lorong Ah Soo, daily life is convenient without being hectic:
District 19 continues to be one of Singapore’s most active private residential markets, with thousands of transactions over the past three years driven by HDB upgraders from nearby estates.[1] Regional data for 2026 indicates that private condo prices in the Outside Central Region (OCR), which includes D19, have generally moderated to a more sustainable pace compared to the sharp run‑up from 2020–2023.[7][9]
Executive Condominiums (ECs) in D19 are transacting at median prices around $1,750–$1,850 psf in early 2026.[3] Private condos typically command a premium over ECs, especially for freehold projects.
Based on D19 condo data, average PSF for major nearby projects are approximately:[1][4]
Urban Residences, being a freehold boutique project, is likely to transact in the $1,800–$2,100 psf band for most units, with better‑facing or renovated units at the upper end. This sits broadly in line with other freehold D19 projects, while slightly above the EC median.[1][3]
While individual caveat data is best viewed via URA’s database, the broader trend in D19 over the past decade has been positive appreciation, especially near MRT lines and reputable schools.[1][7] Freehold condos tend to hold value better in downturns and face fewer buyer objections around remaining lease.
From a value perspective in 2026:
To see granular price trends and recent caveats, use Homejourney’s analytics:
Residents at Urban Residences enjoy strong connectivity across the Northeast:
Drivers also benefit from convenient access to CTE, KPE and PIE, meaning typical off‑peak drives:
Lorong Ah Soo is popular with families due to the concentration of well‑known schools in the wider Serangoon–Hougang and Bartley belt. Always verify 1km/2km distances on MOE’s official school posting and distance checker, as boundaries can change and exact distance from your stack/unit may differ.
From daily amenities to weekend hangouts, Urban Residences is well served:
If you enjoy greenery and outdoor exercise, you are near:
To give a sense of affordability, assume a typical bank loan scenario in 2026:
Based on the earlier price table, rough monthly instalments could look like:
| Unit Type | Indicative Price | Assumed Loan (75%) | Approx. Monthly @ 3.2% / 25 yrs |
|---|---|---|---|
| 1‑Bedroom | $950,000 | $712,500 | ~$3,400–$3,600 |
| 2‑Bedroom | $1.4m | $1.05m | ~$4,900–$5,200 |
| 3‑Bedroom | $1.9m | $1.425m | ~$6,600–$7,000 |
These are only illustrations; your actual rate, tenure and monthly repayments depend on your profile, TDSR, income, age and outstanding loans.
Use Homejourney’s tools to model your budget more precisely:
For Singapore citizens buying a private condo with no outstanding housing loans, MAS guidelines typically require:
For permanent residents or foreigners, or if you already own a property, the minimum cash and total down payment change due to higher ABSD and lower LTV. Always cross‑check the latest MAS and IRAS rules, as these may be updated.
Additional Buyer’s Stamp Duty (ABSD) rates differ by residency status and number of properties owned. As of mid‑2020s ABSD revisions, broad patterns are:
Because ABSD policies can change, always confirm using IRAS official tables or consult a conveyancing lawyer. Homejourney emphasises these checks to prevent buyers from making expensive mistakes.
CPF Ordinary Account (OA) can be used for:
However, excessive CPF use affects your retirement adequacy, as funds used plus accrued interest must be refunded on eventual sale. Homejourney recommends speaking with a licensed financial adviser to align your Urban Residences purchase with long‑term retirement and family plans.
For Urban Residences (resale), expect roughly:
Because Urban Residences is a private resale condo, you will typically work with:
You can coordinate viewings and connect with trusted professionals via Homejourney:
District 19 is a consistent rental market because of its combination of affordable OCR pricing and strong connectivity to business hubs via MRT and expressways.[1][7] Tenants are typically young professionals, small families, and expats working in city or Paya Lebar/Changi business clusters.
Urban Residences’ tenant pool is supported by:
Assuming 2026 rental ranges typical for D19 freehold condos and the earlier price estimates, a simple yield illustration might look like this:
| Unit Type | Indicative Price | Assumed Monthly Rent | Approx. Gross Yield |
|---|---|---|---|
| 1‑Bedroom | $950,000 | $3,200–$3,600 | ~4.0–4.5% |
| 2‑Bedroom | $1.4m | $4,200–$4,800 | ~3.6–4.1% |
| 3‑Bedroom | $1.9m | $5,000–$5,800 | ~3.2–3.7% |
These are ballpark figures only; actual rent depends on condition, furnishing, lease length and market cycles. Investors should review up‑to‑date rental contracts and speak with leasing agents active in the area.
Macro outlooks for 2026 suggest a more balanced Singapore property market, with prices stabilising after earlier surges.[7][9] In such a phase, projects with strong fundamentals – tenure, location, connectivity and liveability – are more likely to hold value compared to fringe or oversupplied areas.
For Urban Residences, key positives for long‑term capital preservation include:
View price trends, transaction history, and nearby amenities for 21 Richards.
