District 19 · Hougang · OCR
Parc Vera
Hougang Street 32 · Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,461
-5.6% vs district median
Gross yield
3.4%
median rent $3,550/mo
3-year gain
20.1%
Transactions · 5y
83
13 in last 12 months
Nearest MRT
Hougang Mrt Station · 744.294m
NEL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+140% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential29 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
11%
PSF dispersion within project
The neighbourhood
P1 ring
Holy Innocents' Primary School 318m · Phase 2C 2.4× balloted · Xinghua Primary School 873m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 952m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.2km
Green
Realty Park · 640m - 2 parks within 1km
Mall
Hougang Mall · 926m
Health
Hougang Polyclinic (polyclinic) · 922m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,444 psf - 3% above units on floors 1–5 ($1,400 psf).
Price trend average PSF by year
2021
$1,047
2022
$1,184
+13.1%
2023
$1,246
+5.2%
2024
$1,380
+10.8%
2025
$1,473
+6.7%
2026
$1,496
+1.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $4.27 | 3.5% | 178 |
| 3BR | $4,200/mo | $3.65 | 3.0% | 60 |
| 4BR | $5,200/mo | $3.59 | 2.9% | 20 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,438,000 | 872 | $1,649 | 11-15 |
| Jun 2026 | $1,250,000 | 786 | $1,591 | 11-15 |
| May 2026 | $1,270,000 | 786 | $1,616 | 11-15 |
| Apr 2026 | $3,399,000 | 3,305 | $1,029 | 16-20 |
| Jan 2026 | $1,820,000 | 1,141 | $1,595 | 16-20 |
| Dec 2025 | $3,200,000 | 2,971 | $1,077 | 16-20 |
| Dec 2025 | $1,380,000 | 872 | $1,583 | 11-15 |
| Dec 2025 | $1,020,000 | 710 | $1,436 | 01-05 |
| Nov 2025 | $1,868,000 | 1,302 | $1,434 | 01-05 |
| Nov 2025 | $1,833,888 | 1,141 | $1,607 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Parc Vera actually sell for - this project trades at 2.7× the nearest block’s PSF.