District 19 · Hougang · OCR
Hougang Green
Buangkok Green · Apartment · 99 yrs lease commencing from 1994
Current PSF
$967
-37.5% vs district median
Gross yield
4.7%
median rent $4,100/mo
3-year gain
18.5%
Transactions · 5y
21
3 in last 12 months
Nearest MRT
Buangkok Mrt Station · 695.722m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+59% premium
HDB median $608 psf
Area income
$8,500/mo median
commercial zone
En-bloc potential50 / 100
32 years old · composite of plot use, age, tenure, value gap & size
Lease decay67 years left
worth 84.2%of freehold today (Bala’s Table) · loses ~5.7pts 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
11%
PSF dispersion within project
The neighbourhood
P1 ring
Yio Chu Kang Primary School 301m · Phase 2C 0.2× · Palm View Primary School 605m · Phase 2C 0.5× · Montfort Junior School 740m · Phase 2C 0.1× · Hougang Primary School 795m · Phase 2C 1.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Hougang Secondary School · 607m
Food
Buangkok Hawker Centre · 673m - 2 hawker centres within 1km
Green
Mugliston Pk Pg · 1.2km
Mall
Hougang Green Shopping Mall · 84m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 236m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $927 psf - 10% below units on floors 1–5 ($1,034 psf).
Price trend average PSF by year
2021
$726
2022
$819
+12.8%
2023
$855
+4.4%
2024
$984
+15.1%
2025
$1,002
+1.8%
2026
$1,013
+1.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $4.27 | 5.3% | 17 |
| 3BR | $3,800/mo | $3.30 | 4.1% | 49 |
| 4BR | $5,200/mo | $2.42 | 3.0% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $1,038,888 | 1,141 | $911 | 06-10 |
| Jan 2026 | $851,000 | 764 | $1,114 | 06-10 |
| Oct 2025 | $1,000,000 | 1,141 | $876 | 11-15 |
| May 2025 | $860,000 | 764 | $1,125 | 16-20 |
| Mar 2025 | $1,050,000 | 1,141 | $920 | 11-15 |
| Feb 2025 | $830,000 | 764 | $1,086 | 01-05 |
| Jul 2024 | $1,980,000 | 2,120 | $934 | 16-20 |
| Jan 2024 | $790,000 | 764 | $1,034 | 01-05 |
| Aug 2023 | $918,000 | 1,130 | $812 | 01-05 |
| Mar 2023 | $748,000 | 764 | $979 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Hougang Green actually sell for - this project trades at 1.7× the nearest block’s PSF.