District 19 · Hougang · OCR
Suites @ Paya Lebar
Upper Paya Lebar Road · Apartment · Freehold
Current PSF
$1,590
+2.7% vs district median
Gross yield
4.7%
median rent $2,525/mo
3-year gain
4.8%
Transactions · 5y
41
6 in last 12 months
Nearest MRT
Serangoon Mrt Station · 731.715m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+162% premium
HDB median $608 psf
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
-0.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
14%
PSF dispersion within project
The neighbourhood
P1 ring
Paya Lebar Methodist Girls' School (Primary) 514m · Phase 2C 1.2× balloted · Nps International School (Primary Campus) 735m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 548m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.2km
Green
Jln Geneng Interim Pk · 333m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 375m
Health
Serangoon Polyclinic (polyclinic) · 678m
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
2021
$1,381
2022
$1,531
+10.9%
2023
$1,587
+3.7%
2024
$1,516
-4.5%
2025
$1,545
+1.9%
2026
$1,663
+7.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $5.56 | 4.2% | 118 |
| 2BR | $3,250/mo | $5.00 | 3.8% | 27 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $1,028,000 | 678 | $1,516 | 01-05 |
| Jan 2026 | $678,888 | 398 | $1,705 | 01-05 |
| Jan 2026 | $666,588 | 377 | $1,769 | 01-05 |
| Oct 2025 | $690,000 | 398 | $1,733 | 01-05 |
| Aug 2025 | $1,480,000 | 1,389 | $1,066 | 01-05 |
| Aug 2025 | $660,000 | 377 | $1,752 | 01-05 |
| May 2025 | $998,000 | 614 | $1,627 | 01-05 |
| Nov 2024 | $980,000 | 646 | $1,517 | 01-05 |
| Oct 2024 | $600,000 | 366 | $1,639 | 01-05 |
| Jul 2024 | $1,200,000 | 1,238 | $969 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Suites @ Paya Lebar actually sell for - this project trades at 2.5× the nearest block’s PSF.