District 19 · Hougang · OCR
Henley Gardens
Jalan Arif · Terrace · 99 yrs lease commencing from 1996
Current PSF
$1,817
+17.4% vs district median
Gross yield
-
median rent $6,800/mo
3-year gain
0.0%
Transactions · 5y
6
2 in last 12 months
Nearest MRT
Kovan Mrt Station · 883.588m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential34 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%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
12%
PSF dispersion within project
The neighbourhood
P1 ring
Xinmin Primary School 431m · Phase 2C 1.6× balloted · Montfort Junior School 991m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Xinmin Secondary School · 519m
Food
Ci Yuan Hawker Centre · 824m
Green
Poh Huat Rd Pg · 181m - 6 parks within 1km
Mall
Heartland Mall-Kovan · 955m
Health
Hougang Polyclinic (polyclinic) · 714m
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
$1,030
2022
$1,183
+14.9%
2024
$1,636
+38.3%
2025
$1,664
+1.7%
2026
$1,970
+18.4%
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $3,180,000 | 1,615 | $1,970 | - |
| Nov 2025 | $2,688,888 | 1,616 | $1,664 | - |
| Jan 2024 | $2,700,000 | 1,650 | $1,636 | - |
| Jul 2022 | $2,810,000 | 2,376 | $1,183 | - |
| Dec 2021 | $2,100,000 | 1,623 | $1,294 | - |
| Nov 2021 | $3,250,000 | 4,908 | $662 | - |
| Apr 2021 | $1,830,000 | 1,615 | $1,133 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Henley Gardens actually sell for - this project trades at 3.3× the nearest block’s PSF.