District 19 · Hougang · OCR
3@Sandilands
Sandilands Road · Apartment · 999 yrs lease commencing from 1886
Current PSF
$1,347
-13.0% vs district median
Gross yield
4.3%
median rent $2,800/mo
3-year gain
0.0%
Transactions · 5y
10
4 in last 12 months
Nearest MRT
Kovan Mrt Station · 806.141m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+122% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential62 / 100
140 years old · 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) 533m · Zhonghua Primary School 931m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 931m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peicai Secondary School · 915m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 942m
Green
Parry Ave Interim Pk · 396m - 8 parks within 1km
Mall
Icb Shopping Centre · 776m
Health
Serangoon Polyclinic (polyclinic) · 1.3km
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%
Price trend average PSF by year
2021
$1,168
2024
$1,264
+8.2%
2025
$1,301
+2.9%
2026
$1,359
+4.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,250/mo | $5.00 | 4.5% | 4 |
| 2BR | $3,200/mo | $4.27 | 3.8% | 11 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,420,000 | 958 | $1,482 | 01-05 |
| May 2026 | $1,400,000 | 1,087 | $1,288 | 01-05 |
| Jan 2026 | $1,000,000 | 764 | $1,308 | 01-05 |
| Dec 2025 | $1,000,000 | 764 | $1,308 | 01-05 |
| Jul 2025 | $1,195,000 | 775 | $1,542 | 01-05 |
| Jun 2025 | $1,912,288 | 1,841 | $1,039 | 01-05 |
| Jun 2025 | $1,020,000 | 775 | $1,316 | 01-05 |
| Sept 2024 | $2,000,000 | 1,905 | $1,050 | 01-05 |
| Jul 2024 | $700,000 | 474 | $1,478 | 01-05 |
| Nov 2021 | $905,000 | 775 | $1,168 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around 3@Sandilands actually sell for - this project trades at 2.0× the nearest block’s PSF.