District 28 · Hougang · OCR
Green Springs
Gerald Crescent · Terrace · 999 yrs lease commencing from 1879
Current PSF
$2,354
+55.5% vs district median
Gross yield
1.6%
median rent $7,000/mo
3-year gain
7.8%
Transactions · 5y
2
1 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,877.048m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential56 / 100
147 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
-
PSF dispersion within project
The neighbourhood
P1 ring
Fernvale Primary School 472m · Phase 2C 0.5× · Sengkang Green Primary School 675m · Phase 2C 1.8× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 453m
Food
Fernvale Hawker Centre & Market · 558m
Green
Mugliston Pk Pg · 191m - 5 parks within 1km
Mall
The Seletar Mall · 533m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 1.2km
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
2023
$2,184
2025
$2,354
+7.8%
Recent transactions URA, latest 2
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Aug 2025 | $3,800,000 | 1,615 | $2,354 | - |
| Oct 2023 | $3,550,000 | 1,625 | $2,184 | - |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Green Springs actually sell for - this project trades at 3.8× the nearest block’s PSF.