District 19 · Hougang · OCR
Rich.Residence
Richards Avenue · Strata Terrace · Freehold
Current PSF
$897
-42.1% vs district median
Gross yield
4.3%
median rent $10,500/mo
3-year gain
0.0%
Transactions · 5y
3
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 502.325m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential46 / 100
· 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
1%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 673m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bowen Secondary School · 971m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 658m
Green
Parry Ave Interim Pk · 144m - 8 parks within 1km
Mall
Heartland Mall-Kovan · 547m
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
$734
2022
$829
+12.9%
2025
$883
+6.5%
2026
$897
+1.6%
Recent transactions URA, latest 4
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $4,150,000 | 4,628 | $897 | - |
| Apr 2025 | $3,460,000 | 3,918 | $883 | - |
| Feb 2022 | $3,250,000 | 3,918 | $829 | - |
| Jun 2021 | $2,875,000 | 3,918 | $734 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Rich.Residence actually sell for - this project trades at 1.2× the nearest block’s PSF.