District 19 · Hougang · OCR
Princeton Vale
Poh Huat Terrace · Semi-detached · 99 yrs lease commencing from 1996
Current PSF
$1,609
+3.9% vs district median
Gross yield
-
3-year gain
18.9%
Transactions · 5y
9
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 1,044.109m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential34 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts 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
14%
PSF dispersion within project
The neighbourhood
P1 ring
Xinmin Primary School 697m · Phase 2C 1.6× balloted · Rosyth School 772m · Phase 2C 3.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bowen Secondary School · 381m
Food
Ci Yuan Hawker Centre · 1.0km
Green
Parry Rd Pg · 171m - 5 parks within 1km
Mall
Heartland Mall-Kovan · 1.1km
Health
Hougang 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
$1,093
2022
$1,198
+9.6%
2023
$1,353
+12.9%
2024
$1,403
+3.7%
2025
$1,609
+14.7%
Recent transactions URA, latest 9
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Dec 2025 | $2,750,000 | 1,709 | $1,609 | - |
| Dec 2024 | $3,320,000 | 2,412 | $1,376 | - |
| Sept 2024 | $2,800,000 | 2,273 | $1,232 | - |
| Jan 2024 | $2,628,000 | 1,641 | $1,601 | - |
| Nov 2023 | $2,520,000 | 1,641 | $1,535 | - |
| Aug 2023 | $2,400,000 | 1,709 | $1,404 | - |
| Jul 2023 | $3,450,000 | 3,080 | $1,120 | - |
| Nov 2022 | $2,930,000 | 2,447 | $1,198 | - |
| Sept 2021 | $2,500,000 | 2,286 | $1,093 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Princeton Vale actually sell for - this project trades at 2.8× the nearest block’s PSF.