District 19 · Hougang · OCR
Palm Grove Condominium
Palm Grove Avenue · Condominium · 999 yrs lease commencing from 1878
Current PSF
$1,463
-5.5% vs district median
Gross yield
2.4%
median rent $4,200/mo
3-year gain
8.5%
Transactions · 5y
25
3 in last 12 months
Nearest MRT
Kovan Mrt Station · 721.827m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+141% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential58 / 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
4%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 307m · Zhonghua Primary School 994m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 994m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peicai Secondary School · 958m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 830m
Green
Richards Ave Pk · 425m - 9 parks within 1km
Mall
Icb Shopping Centre · 558m
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
$1,175
2022
$1,294
+10.1%
2023
$1,438
+11.1%
2024
$1,486
+3.3%
2025
$1,435
-3.4%
2026
$1,560
+8.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $4.62 | 3.8% | 4 |
| 3BR | $4,400/mo | $3.03 | 2.5% | 54 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $2,200,000 | 1,410 | $1,560 | 01-05 |
| Dec 2025 | $2,750,000 | 1,927 | $1,427 | 01-05 |
| Oct 2025 | $950,000 | 678 | $1,401 | 01-05 |
| Jun 2025 | $1,918,000 | 1,302 | $1,473 | 01-05 |
| Apr 2025 | $2,650,000 | 1,927 | $1,375 | 01-05 |
| Apr 2025 | $2,100,000 | 1,399 | $1,501 | 01-05 |
| Nov 2024 | $1,980,000 | 1,389 | $1,426 | 01-05 |
| Sept 2024 | $2,760,000 | 1,927 | $1,432 | 01-05 |
| Jul 2024 | $2,390,000 | 1,496 | $1,597 | 01-05 |
| Jul 2024 | $2,228,000 | 1,496 | $1,489 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Palm Grove Condominium actually sell for - this project trades at 2.1× the nearest block’s PSF.