District 19 · Hougang · OCR
21 Richards
Richards Avenue · Apartment · Freehold
Current PSF
$1,479
-4.5% vs district median
Gross yield
4.6%
median rent $2,825/mo
3-year gain
-3.9%
Transactions · 5y
8
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 449.969m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+143% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential33 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
14%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 652m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bowen Secondary School · 1.0km
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 604m
Green
Richards Ave Pk · 143m - 8 parks within 1km
Mall
Heartland Mall-Kovan · 493m
Health
Hougang Polyclinic (polyclinic) · 1.2km
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
227,560
Median age
43 yrs
46% under 40 · getting older
Children 0–9
18,560
▲ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
75% HDB
13% condo · 10% landed
Degree holders
29%
residents 15+
Commute
59% transit
21% drive
45 min+ to work
30%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,687
2022
$1,299
-23%
2023
$1,539
+18.5%
2024
$1,499
-2.6%
2025
$1,681
+12.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $6.00 | 4.9% | 18 |
| 2BR | $3,000/mo | $4.62 | 3.7% | 21 |
| 3BR | $4,000/mo | $4.71 | 3.8% | 3 |
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2025 | $1,560,000 | 1,055 | $1,479 | 01-05 |
| Mar 2025 | $770,000 | 409 | $1,883 | 01-05 |
| Aug 2024 | $1,339,000 | 893 | $1,499 | 01-05 |
| Jul 2023 | $918,000 | 581 | $1,579 | 01-05 |
| Jun 2023 | $2,000,000 | 1,550 | $1,290 | 01-05 |
| Jun 2023 | $715,000 | 409 | $1,748 | 01-05 |
| Mar 2022 | $1,370,000 | 1,055 | $1,299 | 01-05 |
| Oct 2021 | $690,000 | 409 | $1,687 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around 21 Richards actually sell for - this project trades at 2.0× the nearest block’s PSF.