District 19 · Hougang · OCR
Rio Vista
Upper Serangoon View · Condominium · 99 yrs lease commencing from 2001
Current PSF
$1,206
-22.1% vs district median
Gross yield
3.3%
median rent $4,200/mo
3-year gain
11.3%
Transactions · 5y
128
19 in last 12 months
Nearest MRT
Hougang Mrt Station · 1,009.382m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+98% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential42 / 100
25 years old · composite of plot use, age, tenure, value gap & size
Lease decay74 years left
worth 88.0%of freehold today (Bala’s Table) · loses ~5.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Chij Our Lady Of The Nativity 393m · Phase 2C 1.1× balloted · Punggol Primary School 941m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 941m · Holy Innocents' Primary School 994m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Serangoon Secondary School · 256m
Food
Buangkok Hawker Centre · 1.5km
Green
Punggol Pk · 585m - 2 parks within 1km
Mall
Hougang Mall · 809m
Health
National Healthcare Group Polyclinics (Hougang Polyclinic) (polyclinic) · 1.4km
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 $1,131 psf - 7% above units on floors 1–5 ($1,060 psf).
Price trend average PSF by year
2021
$859
2022
$981
+14.2%
2023
$1,086
+10.7%
2024
$1,109
+2.1%
2025
$1,156
+4.2%
2026
$1,209
+4.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.33 | 3.3% | 44 |
| 3BR | $4,000/mo | $3.20 | 3.2% | 175 |
| 4BR | $4,250/mo | $3.15 | 3.1% | 32 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,590,000 | 1,249 | $1,273 | 11-15 |
| Jun 2026 | $1,550,000 | 1,249 | $1,241 | 06-10 |
| Jun 2026 | $1,450,000 | 1,249 | $1,161 | 01-05 |
| Mar 2026 | $1,570,000 | 1,249 | $1,257 | 11-15 |
| Mar 2026 | $1,560,000 | 1,249 | $1,249 | 11-15 |
| Mar 2026 | $1,518,000 | 1,249 | $1,216 | 06-10 |
| Mar 2026 | $1,496,800 | 1,249 | $1,199 | 06-10 |
| Mar 2026 | $1,460,000 | 1,238 | $1,179 | 11-15 |
| Jan 2026 | $1,180,000 | 1,066 | $1,107 | 06-10 |
| Dec 2025 | $1,470,000 | 1,238 | $1,188 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Rio Vista actually sell for - this project trades at 2.2× the nearest block’s PSF.