District 19 · Hougang · OCR
Central View
Hougang Street 11 · Condominium · 99 yrs lease commencing from 1998
Current PSF
$1,373
-11.3% vs district median
Gross yield
3.1%
median rent $4,050/mo
3-year gain
19.9%
Transactions · 5y
27
4 in last 12 months
Nearest MRT
Serangoon Mrt Station · 623.292m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+126% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential38 / 100
28 years old · composite of plot use, age, tenure, value gap & size
Lease decay71 years left
worth 86.5%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 416m · Paya Lebar Methodist Girls' School (Primary) 798m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 763m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.1km
Green
Jln Geneng Interim Pk · 293m - 10 parks within 1km
Mall
Upper Serangoon Shopping Centre · 82m
Health
Serangoon Polyclinic (polyclinic) · 511m
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
$911
2022
$993
+9%
2023
$1,141
+14.9%
2024
$1,269
+11.2%
2025
$1,361
+7.2%
2026
$1,368
+0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.68 | 3.2% | 11 |
| 3BR | $4,100/mo | $3.28 | 2.9% | 26 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,280,000 | 980 | $1,307 | 06-10 |
| May 2026 | $1,350,000 | 980 | $1,378 | 06-10 |
| Feb 2026 | $1,390,000 | 980 | $1,419 | 06-10 |
| Nov 2025 | $1,750,000 | 1,259 | $1,390 | 06-10 |
| Feb 2025 | $1,620,000 | 1,216 | $1,332 | 01-05 |
| Dec 2024 | $1,510,000 | 1,206 | $1,253 | 01-05 |
| Dec 2024 | $1,300,000 | 980 | $1,327 | 06-10 |
| Oct 2024 | $1,560,000 | 1,259 | $1,239 | 06-10 |
| Sept 2024 | $1,568,000 | 1,216 | $1,289 | 06-10 |
| Sept 2024 | $1,550,000 | 1,216 | $1,274 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Central View actually sell for - this project trades at 2.2× the nearest block’s PSF.