District 19 · Hougang · OCR
Simon Plaza
Kovan Road · Apartment · Freehold
Current PSF
$1,456
-5.9% vs district median
Gross yield
2.3%
median rent $4,900/mo
3-year gain
0.0%
Transactions · 5y
5
2 in last 12 months
Nearest MRT
Kovan Mrt Station · 198.394m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+140% premium
HDB median $608 psf
Area income
$8,500/mo median
commercial zone
En-bloc potential34 / 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
9%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 729m · Phase 2C 0.3× · Nps International School (Primary Campus) 927m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 788m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 341m
Green
Richards Ave Pk · 333m - 8 parks within 1km
Mall
Heartland Mall-Kovan · 270m
Health
Hougang Polyclinic (polyclinic) · 984m
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
$1,041
2022
$1,213
+16.5%
2025
$1,323
+9.1%
2026
$1,457
+10.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,400/mo | $2.38 | 2.0% | 5 |
Recent transactions URA, latest 5
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $2,510,000 | 1,615 | $1,555 | 01-05 |
| Feb 2026 | $2,280,000 | 1,679 | $1,358 | 01-05 |
| Apr 2025 | $2,550,000 | 1,927 | $1,323 | 01-05 |
| Oct 2022 | $2,050,000 | 1,690 | $1,213 | 01-05 |
| Aug 2021 | $1,680,000 | 1,615 | $1,041 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Simon Plaza actually sell for - this project trades at 2.2× the nearest block’s PSF.