District 19 · Hougang · OCR
Sanctuary @ 813
Upper Serangoon Road · Apartment · Freehold
Current PSF
$1,457
-5.9% vs district median
Gross yield
3.6%
median rent $3,700/mo
3-year gain
0.0%
Transactions · 5y
7
4 in last 12 months
Nearest MRT
Kovan Mrt Station · 569.327m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+140% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential33 / 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 278m · Paya Lebar Methodist Girls' School (Primary) 885m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 835m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 610m
Green
Surin Ave Neighbourhood Pk · 410m - 8 parks within 1km
Mall
Icb Shopping Centre · 451m
Health
Serangoon Polyclinic (polyclinic) · 1.0km
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
Price trend average PSF by year
2021
$1,330
2022
$1,319
-0.8%
2026
$1,450
+9.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $4.73 | 3.9% | 9 |
| 2BR | $3,600/mo | $4.24 | 3.5% | 30 |
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,400,000 | 936 | $1,495 | 01-05 |
| May 2026 | $1,380,000 | 936 | $1,474 | 01-05 |
| May 2026 | $1,075,000 | 797 | $1,350 | 01-05 |
| Feb 2026 | $1,350,000 | 893 | $1,511 | 01-05 |
| Jan 2026 | $1,330,000 | 936 | $1,420 | 01-05 |
| Jun 2022 | $700,000 | 527 | $1,327 | 01-05 |
| Apr 2022 | $1,340,000 | 1,023 | $1,310 | 01-05 |
| Sept 2021 | $1,145,000 | 861 | $1,330 | 01-05 |
HomeRadar AIlive
Ask anything about SANCTUARY @ 813
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Sanctuary @ 813 actually sell for - this project trades at 2.0× the nearest block’s PSF.