District 19 · Hougang · OCR
Llyn Gardens
Paya Lebar Walk · Terrace · Freehold
Current PSF
$1,909
+23.3% vs district median
Gross yield
2.5%
median rent $7,000/mo
3-year gain
0.0%
Transactions · 5y
6
2 in last 12 months
Nearest MRT
Bartley Mrt Station · 648.056m
CCL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 100
· 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
30%
PSF dispersion within project
The neighbourhood
P1 ring
Paya Lebar Methodist Girls' School (Primary) 507m · Phase 2C 1.2× balloted · Maris Stella High School (Primary) 869m · Phase 2C 2.0× balloted · Nps International School (Primary Campus) 924m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Gabriel'S Secondary School · 555m
Food
Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre) · 1.2km
Green
Lorong Ong Lye Park · 225m - 14 parks within 1km
Mall
Upper Serangoon Shopping Centre · 561m
Health
Serangoon Polyclinic (polyclinic) · 753m
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
$837
2022
$1,882
+124.9%
2024
$2,111
+12.2%
2025
$1,909
-9.6%
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $5,888,888 | 4,918 | $1,197 | - |
| Oct 2025 | $4,380,000 | 1,672 | $2,620 | - |
| Sept 2024 | $3,690,000 | 1,653 | $2,232 | - |
| Aug 2024 | $3,588,888 | 1,730 | $2,075 | - |
| Mar 2024 | $3,400,000 | 1,679 | $2,025 | - |
| Oct 2022 | $4,200,000 | 2,231 | $1,882 | - |
| Apr 2021 | $4,080,000 | 4,876 | $837 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Llyn Gardens actually sell for - this project trades at 3.0× the nearest block’s PSF.