District 19 · Hougang · OCR
Hundred Palms Residences
Yio Chu Kang Road · Executive Condominium · 99 yrs lease commencing from 2016
Current PSF
$1,908
+23.3% vs district median
Gross yield
2.8%
median rent $4,200/mo
3-year gain
19.4%
Transactions · 5y
130
49 in last 12 months
Nearest MRT
Kovan Mrt Station · 1,628.643m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+214% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential24 / 100
10 years old · composite of plot use, age, tenure, value gap & size
Lease decay89 years left
worth 94.3%of freehold today (Bala’s Table) · loses ~3.8pts 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Rosyth School 315m · Phase 2C 3.1× balloted · Xinmin Primary School 592m · Phase 2C 1.6× balloted · Hougang Primary School 615m · Phase 2C 1.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bowen Secondary School · 275m
Food
Ci Yuan Hawker Centre · 653m
Green
Pk Villas Terrace Pg · 511m - 5 parks within 1km
Mall
Hougang Green Shopping Mall · 1.3km
Health
National Healthcare Group Polyclinics (Hougang Polyclinic) (polyclinic) · 1.3km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,902 psf - 6% above units on floors 1–5 ($1,787 psf).
Price trend average PSF by year
2022
$1,420
2023
$1,631
+14.9%
2024
$1,865
+14.3%
2025
$1,836
-1.6%
2026
$1,946
+6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,200/mo | $4.42 | 2.8% | 58 |
| 4BR | $5,300/mo | $4.24 | 2.7% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,968,888 | 969 | $2,032 | 06-10 |
| Jun 2026 | $2,050,000 | 958 | $2,140 | 11-15 |
| Jun 2026 | $2,038,000 | 1,098 | $1,856 | 11-15 |
| May 2026 | $2,580,000 | 1,270 | $2,031 | 11-15 |
| May 2026 | $1,850,000 | 915 | $2,022 | 11-15 |
| May 2026 | $1,770,000 | 883 | $2,005 | 11-15 |
| May 2026 | $1,570,000 | 915 | $1,716 | 01-05 |
| Apr 2026 | $2,700,000 | 1,324 | $2,039 | 06-10 |
| Apr 2026 | $2,055,000 | 1,012 | $2,031 | 06-10 |
| Apr 2026 | $1,920,000 | 958 | $2,004 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Hundred Palms Residences actually sell for - this project trades at 2.9× the nearest block’s PSF.