District 19 · Hougang · OCR
Grand Regalia
Upper Serangoon Road · Apartment · Freehold
Current PSF
$1,075
-30.6% vs district median
Gross yield
2.9%
median rent $4,350/mo
3-year gain
0.0%
Transactions · 5y
6
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 561.059m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+77% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential46 / 100
· 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
-
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 297m · Paya Lebar Methodist Girls' School (Primary) 862m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 810m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 596m
Green
Surin Ave Neighbourhood Pk · 385m - 8 parks within 1km
Mall
Icb Shopping Centre · 459m
Health
Serangoon Polyclinic (polyclinic) · 1.0km
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
$824
2022
$1,124
+36.4%
2026
$1,075
-4.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,200/mo | $3.36 | 3.8% | 12 |
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $2,488,888 | 2,314 | $1,075 | 01-05 |
| Nov 2022 | $1,488,800 | 1,206 | $1,235 | 01-05 |
| Oct 2022 | $1,410,000 | 1,206 | $1,170 | 01-05 |
| Feb 2022 | $1,380,000 | 1,206 | $1,145 | 01-05 |
| Jan 2022 | $2,180,000 | 2,303 | $946 | 01-05 |
| Jul 2021 | $1,928,000 | 2,368 | $814 | 01-05 |
| Apr 2021 | $1,918,000 | 2,303 | $833 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Grand Regalia actually sell for - this project trades at 1.5× the nearest block’s PSF.