District 19 · Hougang · OCR
Park Villas
Park Villas Green · Terrace · 99 yrs lease commencing from 1994
Current PSF
$1,624
+4.9% vs district median
Gross yield
1.8%
median rent $5,600/mo
3-year gain
15.5%
Transactions · 5y
37
6 in last 12 months
Nearest MRT
Kovan Mrt Station · 1,188.978m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential35 / 100
32 years old · composite of plot use, age, tenure, value gap & size
Lease decay67 years left
worth 84.2%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
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
19%
PSF dispersion within project
The neighbourhood
P1 ring
Rosyth School 640m · Phase 2C 3.1× balloted · Xinmin Primary School 739m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bowen Secondary School · 288m
Food
Ci Yuan Hawker Centre · 1.0km
Green
Parry Rd Pg · 185m - 5 parks within 1km
Mall
Heartland Mall-Kovan · 1.2km
Health
Hougang Polyclinic (polyclinic) · 1.3km
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
$1,080
2022
$1,293
+19.7%
2023
$1,495
+15.6%
2024
$1,432
-4.2%
2025
$1,649
+15.2%
2026
$1,726
+4.7%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $3,100,000 | 1,616 | $1,919 | - |
| Jun 2026 | $2,780,000 | 1,620 | $1,716 | - |
| Mar 2026 | $2,800,000 | 1,816 | $1,542 | - |
| Nov 2025 | $2,778,000 | 1,619 | $1,716 | - |
| Nov 2025 | $2,758,000 | 1,615 | $1,708 | - |
| Aug 2025 | $3,600,000 | 3,142 | $1,146 | - |
| Jul 2025 | $2,958,888 | 1,626 | $1,819 | - |
| Apr 2025 | $3,050,000 | 2,155 | $1,415 | - |
| Mar 2025 | $3,150,000 | 1,615 | $1,951 | - |
| Feb 2025 | $2,888,000 | 1,615 | $1,789 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Park Villas actually sell for - this project trades at 2.8× the nearest block’s PSF.