District 19 · Hougang · OCR
Glasgow Residence
Glasgow Road · Apartment · 999 yrs lease commencing from 1886
Current PSF
$1,472
-4.9% vs district median
Gross yield
3.8%
median rent $2,500/mo
3-year gain
41.7%
Transactions · 5y
10
3 in last 12 months
Nearest MRT
Kovan Mrt Station · 743.567m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+142% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential58 / 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
1%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 564m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bowen Secondary School · 942m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 885m
Green
Parry Ave Interim Pk · 318m - 8 parks within 1km
Mall
Heartland Mall-Kovan · 775m
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
$1,377
2022
$1,365
-0.9%
2023
$1,052
-22.9%
2025
$1,463
+39.1%
2026
$1,491
+1.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,350/mo | $5.22 | 4.3% | 6 |
| 2BR | $2,750/mo | $4.23 | 3.4% | 26 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $610,000 | 409 | $1,491 | 01-05 |
| Oct 2025 | $635,000 | 431 | $1,475 | 01-05 |
| Sept 2025 | $1,280,000 | 883 | $1,450 | 01-05 |
| Aug 2023 | $1,030,000 | 980 | $1,052 | 01-05 |
| Dec 2022 | $570,000 | 409 | $1,394 | 01-05 |
| Mar 2022 | $575,000 | 431 | $1,335 | 01-05 |
| Dec 2021 | $590,000 | 420 | $1,405 | 01-05 |
| Dec 2021 | $570,000 | 409 | $1,394 | 01-05 |
| Oct 2021 | $570,000 | 420 | $1,358 | 01-05 |
| Aug 2021 | $565,000 | 420 | $1,346 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Glasgow Residence actually sell for - this project trades at 2.1× the nearest block’s PSF.