District 28 · Hougang · OCR
Mugliston Hill
Mugliston Park · Semi-detached · 999 yrs lease commencing from 1886
Current PSF
$0
-100.0% vs district median
Gross yield
-
median rent $5,500/mo
3-year gain
0.0%
Transactions · 5y
13
0 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,547.697m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential56 / 100
140 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
12%
PSF dispersion within project
The neighbourhood
P1 ring
Fernvale Primary School 712m · Phase 2C 0.5× · Sengkang Green Primary School 834m · Phase 2C 1.8× balloted · Anchor Green Primary School 916m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 428m
Food
Fernvale Hawker Centre & Market · 629m
Green
Mugliston Pk Pg · 258m - 4 parks within 1km
Mall
The Seletar Mall · 662m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 917m
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
$1,384
2022
$1,554
+12.3%
2023
$1,715
+10.4%
2024
$1,865
+8.7%
2025
$1,690
-9.4%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2025 | $4,200,000 | 2,693 | $1,560 | - |
| May 2025 | $3,600,000 | 1,847 | $1,949 | - |
| Apr 2025 | $4,000,000 | 2,564 | $1,560 | - |
| Dec 2024 | $3,530,000 | 1,847 | $1,911 | - |
| May 2024 | $4,128,888 | 2,234 | $1,849 | - |
| Apr 2024 | $3,824,000 | 1,840 | $2,079 | - |
| Apr 2024 | $3,620,800 | 1,851 | $1,956 | - |
| Feb 2024 | $4,380,000 | 2,859 | $1,532 | - |
| Aug 2023 | $3,410,000 | 1,842 | $1,852 | - |
| May 2023 | $6,000,000 | 3,802 | $1,578 | - |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Mugliston Hill actually sell for - this project trades at 0.0× the nearest block’s PSF.