District 19 · Hougang · OCR
Kensington Square
Jalan Lokam · Apartment · Freehold
Current PSF
$1,695
+9.5% vs district median
Gross yield
3.5%
median rent $3,200/mo
3-year gain
11.5%
Transactions · 5y
45
5 in last 12 months
Nearest MRT
Bartley Mrt Station · 455.249m
CCL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+179% premium
HDB median $608 psf
Area income
$8,500/mo median
commercial zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-5.1%
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
Paya Lebar Methodist Girls' School (Primary) 567m · Phase 2C 1.2× balloted · Maris Stella High School (Primary) 722m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bartley Secondary School · 625m
Food
Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre) · 1.3km
Green
Jln Kelichap Pg · 156m - 10 parks within 1km
Mall
Upper Serangoon Shopping Centre · 971m
Health
Serangoon Polyclinic (polyclinic) · 1.1km
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
$1,371
2022
$1,486
+8.4%
2023
$1,531
+3%
2024
$1,457
-4.8%
2025
$1,538
+5.6%
2026
$1,707
+11%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $5.78 | 4.1% | 52 |
| 2BR | $3,100/mo | $4.77 | 3.4% | 149 |
| 3BR | $3,600/mo | $4.24 | 3.0% | 19 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $1,360,000 | 797 | $1,707 | 01-05 |
| Dec 2025 | $1,150,000 | 732 | $1,571 | 01-05 |
| Nov 2025 | $728,888 | 431 | $1,693 | 01-05 |
| Oct 2025 | $750,000 | 431 | $1,742 | 01-05 |
| Sept 2025 | $1,080,000 | 614 | $1,760 | 01-05 |
| Jul 2025 | $1,420,000 | 1,044 | $1,360 | 01-05 |
| Jul 2025 | $1,088,000 | 614 | $1,773 | 01-05 |
| Jun 2025 | $1,005,000 | 614 | $1,638 | 01-05 |
| Apr 2025 | $1,650,000 | 1,227 | $1,345 | 01-05 |
| Apr 2025 | $1,200,000 | 915 | $1,312 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Kensington Square actually sell for - this project trades at 3.4× the nearest block’s PSF.