District 19 · Hougang · OCR
Palm Haven
Palm Grove Avenue · Condominium · 999 yrs lease commencing from 1876
Current PSF
$1,461
-5.6% vs district median
Gross yield
2.7%
median rent $3,675/mo
3-year gain
0.0%
Transactions · 5y
5
2 in last 12 months
Nearest MRT
Kovan Mrt Station · 820.303m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+140% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential58 / 100
150 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 424m · Zhonghua Primary School 891m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 891m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peicai Secondary School · 865m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 943m
Green
Parry Ave Interim Pk · 490m - 8 parks within 1km
Mall
Icb Shopping Centre · 661m
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
$1,088
2024
$1,391
+27.8%
2026
$1,461
+5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,600/mo | $3.43 | 2.8% | 13 |
| 3BR | $3,900/mo | $2.89 | 2.4% | 11 |
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,820,000 | 1,227 | $1,483 | 01-05 |
| Jan 2026 | $1,580,000 | 1,098 | $1,439 | 01-05 |
| Nov 2024 | $2,000,000 | 1,356 | $1,475 | 01-05 |
| Oct 2024 | $1,410,000 | 1,066 | $1,323 | 01-05 |
| May 2024 | $2,250,000 | 1,636 | $1,375 | 01-05 |
| May 2021 | $1,180,000 | 1,087 | $1,085 | 01-05 |
| Apr 2021 | $1,185,000 | 1,087 | $1,090 | 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 Haven actually sell for - this project trades at 2.1× the nearest block’s PSF.