District 19 · Hougang · OCR
Hillsgrove
Hillside Drive · Strata Semi-detached · 999 yrs lease commencing from 1878
Current PSF
$828
-46.5% vs district median
Gross yield
2.5%
median rent $8,200/mo
3-year gain
0.0%
Transactions · 5y
8
2 in last 12 months
Nearest MRT
Kovan Mrt Station · 810.4m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential71 / 100
148 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
2%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 134m · Paya Lebar Methodist Girls' School (Primary) 883m · 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) · 853m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 843m
Green
Jln Geneng Interim Pk · 334m - 9 parks within 1km
Mall
Icb Shopping Centre · 210m
Health
Serangoon Polyclinic (polyclinic) · 783m
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
$575
2022
$652
+13.4%
2024
$842
+29.1%
2025
$815
-3.2%
2026
$842
+3.3%
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,950,000 | 4,693 | $842 | - |
| Dec 2025 | $3,700,000 | 4,542 | $815 | - |
| Aug 2024 | $3,800,000 | 4,542 | $837 | - |
| Feb 2024 | $3,770,000 | 4,542 | $830 | - |
| Jan 2024 | $3,900,000 | 4,542 | $859 | - |
| Jan 2022 | $2,960,000 | 4,542 | $652 | - |
| Sept 2021 | $2,750,000 | 4,542 | $605 | - |
| Sept 2021 | $2,600,000 | 4,779 | $544 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Hillsgrove actually sell for - this project trades at 1.3× the nearest block’s PSF.