District 19 · Hougang · OCR
Evergreen Park
Hougang Avenue 7 · Apartment · 99 yrs lease commencing from 1995
Current PSF
$1,126
-27.3% vs district median
Gross yield
3.9%
median rent $3,950/mo
3-year gain
17.7%
Transactions · 5y
70
7 in last 12 months
Nearest MRT
Hougang Mrt Station · 789.668m
NEL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+85% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential48 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts 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
Chij Our Lady Of The Nativity 559m · Phase 2C 1.1× balloted · Holy Innocents' Primary School 583m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Serangoon Secondary School · 760m
Food
Buangkok Hawker Centre · 1.8km
Green
Jln Naung Pg · 709m - 3 parks within 1km
Mall
Hougang Mall · 741m
Health
Hougang Polyclinic (polyclinic) · 1.1km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,095 psf - 4% above units on floors 1–5 ($1,052 psf).
Price trend average PSF by year
2021
$803
2022
$872
+8.6%
2023
$982
+12.6%
2024
$1,059
+7.8%
2025
$1,111
+4.9%
2026
$1,156
+4.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,600/mo | $3.43 | 3.7% | 144 |
| 4BR | $4,800/mo | $3.56 | 3.8% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $1,200,000 | 1,023 | $1,174 | 11-15 |
| Feb 2026 | $1,188,000 | 1,044 | $1,138 | 16-20 |
| Nov 2025 | $1,218,888 | 1,087 | $1,121 | 01-05 |
| Oct 2025 | $1,480,000 | 1,345 | $1,100 | 01-05 |
| Oct 2025 | $1,410,000 | 1,238 | $1,139 | 11-15 |
| Oct 2025 | $1,210,000 | 1,044 | $1,159 | 11-15 |
| Sept 2025 | $1,300,000 | 1,238 | $1,050 | 06-10 |
| Jul 2025 | $1,325,000 | 1,238 | $1,070 | 11-15 |
| Jul 2025 | $1,160,000 | 1,066 | $1,089 | 06-10 |
| Jun 2025 | $1,190,000 | 1,087 | $1,095 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Evergreen Park actually sell for - this project trades at 2.2× the nearest block’s PSF.