District 19 · Hougang · OCR
Regentville
Hougang Street 92 · Apartment · 99 yrs lease commencing from 1996
Current PSF
$1,154
-25.5% vs district median
Gross yield
3.8%
median rent $4,000/mo
3-year gain
11.0%
Transactions · 5y
130
18 in last 12 months
Nearest MRT
Hougang Mrt Station · 1,656.966m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+90% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential46 / 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
+0.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Rosyth School 406m · Phase 2C 3.1× balloted · Hougang Primary School 440m · Phase 2C 1.2× · Xinmin Primary School 621m · Phase 2C 1.6× balloted · Yio Chu Kang Primary School 929m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bowen Secondary School · 469m
Food
Ci Yuan Hawker Centre · 556m
Green
Luxus Hills Park · 658m - 5 parks within 1km
Mall
Hougang Green Shopping Mall · 1.2km
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,190 psf - 4% above units on floors 1–5 ($1,145 psf).
Price trend average PSF by year
2021
$795
2022
$889
+11.8%
2023
$1,057
+18.9%
2024
$1,131
+7%
2025
$1,167
+3.2%
2026
$1,173
+0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $3.58 | 3.7% | 134 |
| 3BR | $3,900/mo | $3.39 | 3.5% | 217 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,225,000 | 1,044 | $1,173 | 01-05 |
| May 2026 | $1,420,000 | 1,152 | $1,233 | 06-10 |
| May 2026 | $1,350,000 | 1,152 | $1,172 | 06-10 |
| Apr 2026 | $1,288,888 | 1,076 | $1,197 | 01-05 |
| Mar 2026 | $1,240,000 | 1,163 | $1,067 | 01-05 |
| Jan 2026 | $1,380,000 | 1,152 | $1,198 | 01-05 |
| Jan 2026 | $1,150,000 | 980 | $1,174 | 06-10 |
| Dec 2025 | $1,418,888 | 1,152 | $1,232 | 11-15 |
| Dec 2025 | $1,318,888 | 1,076 | $1,225 | 06-10 |
| Dec 2025 | $1,161,000 | 1,163 | $999 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Regentville actually sell for - this project trades at 1.9× the nearest block’s PSF.