District 19 · Hougang · OCR
Lange 28
Lange Road · Strata Terrace · 999 yrs lease commencing from 1878
Current PSF
$1,191
-23.1% vs district median
Gross yield
-
3-year gain
19.2%
Transactions · 5y
2
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 902.647m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential67 / 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
-
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 298m · Zhonghua Primary School 825m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 825m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peicai Secondary School · 783m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.0km
Green
Richards Ave Pk · 608m - 7 parks within 1km
Mall
Icb Shopping Centre · 506m
Health
Serangoon Polyclinic (polyclinic) · 959m
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
2023
$999
2026
$1,191
+19.2%
Recent transactions URA, latest 2
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $2,500,000 | 2,099 | $1,191 | - |
| Nov 2023 | $2,140,000 | 2,142 | $999 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Lange 28 actually sell for - this project trades at 1.7× the nearest block’s PSF.