District 19 · Hougang · OCR
Palm Grove Regency
Palm Grove Avenue · Strata Terrace · 999 yrs lease commencing from 1878
Current PSF
$1,100
-28.9% vs district median
Gross yield
-
median rent $7,500/mo
3-year gain
0.0%
Transactions · 5y
4
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 805.361m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential70 / 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) 452m · Zhonghua Primary School 910m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 910m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peicai Secondary School · 886m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 932m
Green
Parry Ave Interim Pk · 456m - 8 parks within 1km
Mall
Icb Shopping Centre · 692m
Health
Serangoon Polyclinic (polyclinic) · 1.2km
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
$832
2025
$1,100
+32.2%
Recent transactions URA, latest 5
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $3,220,000 | 2,928 | $1,100 | - |
| Nov 2021 | $2,578,000 | 2,863 | $900 | - |
| Sept 2021 | $2,630,000 | 2,949 | $892 | - |
| Aug 2021 | $2,180,000 | 2,863 | $761 | - |
| May 2021 | $2,220,000 | 2,863 | $775 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Palm Grove Regency actually sell for - this project trades at 1.6× the nearest block’s PSF.