District 19 · Hougang · OCR
Kingsford Waterbay
Upper Serangoon View · Apartment · 99 yrs lease commencing from 2014
Current PSF
$1,459
-5.7% vs district median
Gross yield
4.0%
median rent $3,100/mo
3-year gain
4.4%
Transactions · 5y
384
56 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,454.369m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+140% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential27 / 100
12 years old · composite of plot use, age, tenure, value gap & size
Lease decay87 years left
worth 93.6%of freehold today (Bala’s Table) · loses ~4.1pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-4.3%
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
Chij Our Lady Of The Nativity 786m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Serangoon Secondary School · 261m
Food
Buangkok Hawker Centre · 1.5km
Green
Punggol Pk · 673m
Mall
Hougang Mall · 1.2km
Health
National Healthcare Group Polyclinics (Hougang Polyclinic) (polyclinic) · 1.8km
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 $1,457 psf - 2% above units on floors 1–5 ($1,430 psf).
Price trend average PSF by year
2021
$1,268
2022
$1,327
+4.7%
2023
$1,394
+5%
2024
$1,446
+3.7%
2025
$1,455
+0.6%
2026
$1,456
+0.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $5.78 | 4.8% | 253 |
| 2BR | $3,200/mo | $4.92 | 4.0% | 333 |
| 3BR | $3,700/mo | $4.35 | 3.6% | 180 |
| 4BR | $4,800/mo | $3.84 | 3.2% | 6 |
| 5BR | $5,200/mo | $3.85 | 3.2% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,600,000 | 1,109 | $1,443 | 16-20 |
| Jun 2026 | $1,248,000 | 883 | $1,414 | 06-10 |
| Jun 2026 | $1,230,000 | 721 | $1,706 | 06-10 |
| May 2026 | $1,590,000 | 1,033 | $1,539 | 06-10 |
| May 2026 | $1,440,000 | 1,001 | $1,439 | 11-15 |
| May 2026 | $1,250,000 | 850 | $1,470 | 01-05 |
| May 2026 | $1,043,000 | 689 | $1,514 | 11-15 |
| May 2026 | $1,030,000 | 678 | $1,519 | 06-10 |
| May 2026 | $1,025,000 | 678 | $1,512 | 06-10 |
| May 2026 | $975,000 | 678 | $1,438 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Kingsford Waterbay actually sell for - this project trades at 1.8× the nearest block’s PSF.