District 28 · Hougang · OCR
Seletar Springs Condominium
Gerald Drive · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,084
-28.4% vs district median
Gross yield
3.4%
median rent $3,800/mo
3-year gain
11.0%
Transactions · 5y
74
11 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,712.438m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+78% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential47 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Fernvale Primary School 541m · Phase 2C 0.5× · Sengkang Green Primary School 672m · Phase 2C 1.8× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 309m
Food
Fernvale Hawker Centre & Market · 485m
Green
Mugliston Pk Pg · 249m - 4 parks within 1km
Mall
The Seletar Mall · 504m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 1.1km
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
$803
2022
$882
+9.8%
2023
$975
+10.5%
2024
$1,006
+3.2%
2025
$1,056
+5%
2026
$1,082
+2.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $3.26 | 3.6% | 3 |
| 2BR | $3,300/mo | $3.47 | 3.8% | 56 |
| 3BR | $3,900/mo | $2.89 | 3.2% | 45 |
| 4BR | $5,300/mo | $2.59 | 2.9% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,688,000 | 1,561 | $1,082 | 01-05 |
| May 2026 | $2,150,000 | 2,067 | $1,040 | 01-05 |
| May 2026 | $1,585,000 | 1,302 | $1,217 | 01-05 |
| Apr 2026 | $1,150,000 | 980 | $1,174 | 01-05 |
| Feb 2026 | $950,000 | 1,012 | $939 | 01-05 |
| Jan 2026 | $1,620,000 | 1,561 | $1,038 | 01-05 |
| Dec 2025 | $1,585,000 | 1,335 | $1,188 | 01-05 |
| Dec 2025 | $1,468,000 | 1,335 | $1,100 | 01-05 |
| Dec 2025 | $1,440,000 | 1,302 | $1,106 | 01-05 |
| Sept 2025 | $1,638,000 | 1,636 | $1,001 | 01-05 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Seletar Springs Condominium actually sell for - this project trades at 1.9× the nearest block’s PSF.