District 19 · Hougang · OCR
Boathouse Residences
Upper Serangoon View · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,414
-8.7% vs district median
Gross yield
3.4%
median rent $3,125/mo
3-year gain
11.0%
Transactions · 5y
139
22 in last 12 months
Nearest MRT
Hougang Mrt Station · 1,360.08m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+133% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential30 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Chij Our Lady Of The Nativity 687m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Serangoon Secondary School · 166m
Food
Buangkok Hawker Centre · 1.4km
Green
Punggol Pk · 584m
Mall
Hougang Mall · 1.1km
Health
National Healthcare Group Polyclinics (Hougang Polyclinic) (polyclinic) · 1.7km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,390 psf - 5% above units on floors 1–5 ($1,318 psf).
Price trend average PSF by year
2021
$1,076
2022
$1,181
+9.8%
2023
$1,278
+8.2%
2024
$1,346
+5.3%
2025
$1,372
+1.9%
2026
$1,419
+3.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $4.31 | 3.7% | 80 |
| 2BR | $3,200/mo | $3.76 | 3.2% | 103 |
| 3BR | $3,800/mo | $3.62 | 3.1% | 67 |
| 4BR | $4,800/mo | $3.31 | 2.8% | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,550,000 | 1,001 | $1,548 | 11-15 |
| May 2026 | $1,540,000 | 1,076 | $1,431 | 06-10 |
| May 2026 | $1,060,000 | 797 | $1,331 | 01-05 |
| May 2026 | $990,000 | 732 | $1,353 | 06-10 |
| May 2026 | $798,000 | 624 | $1,278 | 11-15 |
| Apr 2026 | $1,690,000 | 1,119 | $1,510 | 16-20 |
| Apr 2026 | $815,000 | 624 | $1,305 | 11-15 |
| Mar 2026 | $1,288,000 | 915 | $1,408 | 06-10 |
| Mar 2026 | $990,000 | 732 | $1,353 | 01-05 |
| Feb 2026 | $1,708,000 | 1,119 | $1,526 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Boathouse Residences actually sell for - this project trades at 1.8× the nearest block’s PSF.