District 19 · Hougang · OCR
Sanford Park
Lange Road · Terrace · Freehold
Current PSF
$2,705
+74.7% vs district median
Gross yield
1.3%
median rent $6,500/mo
3-year gain
20.0%
Transactions · 5y
7
1 in last 12 months
Nearest MRT
Serangoon Mrt Station · 952.52m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 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
31%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 393m · Zhonghua Primary School 651m · Phase 2C 0.1× · Learning Studio By Zenitant (Zhonghua Primary School) 651m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peicai Secondary School · 595m
Food
Serangoon Garden Market · 1.1km
Green
Boundary Road Park · 468m - 9 parks within 1km
Mall
Icb Shopping Centre · 495m
Health
Serangoon Polyclinic (polyclinic) · 817m
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
2022
$1,657
2023
$2,255
+36.1%
2024
$1,843
-18.3%
2025
$1,777
-3.6%
2026
$2,705
+52.2%
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $4,388,000 | 1,622 | $2,705 | - |
| Jun 2025 | $5,250,000 | 2,954 | $1,777 | - |
| Nov 2024 | $3,880,000 | 1,618 | $2,398 | - |
| Aug 2024 | $4,900,000 | 3,805 | $1,288 | - |
| Jul 2023 | $4,088,888 | 1,877 | $2,178 | - |
| May 2023 | $3,768,000 | 1,616 | $2,332 | - |
| Apr 2022 | $4,020,000 | 2,426 | $1,657 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Sanford Park actually sell for - this project trades at 3.9× the nearest block’s PSF.