District 19 · Hougang · OCR
Tai Keng Villas
Jalan Kelichap · Terrace · 99 yrs lease commencing from 1996
Current PSF
$1,004
-35.1% vs district median
Gross yield
2.2%
median rent $5,000/mo
3-year gain
-31.4%
Transactions · 5y
16
1 in last 12 months
Nearest MRT
Bartley Mrt Station · 561.748m
CCL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential49 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts 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
26%
PSF dispersion within project
The neighbourhood
P1 ring
Paya Lebar Methodist Girls' School (Primary) 450m · Phase 2C 1.2× balloted · Maris Stella High School (Primary) 815m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 527m
Food
Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre) · 1.2km
Green
Jln Kelichap Pg · 77m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 753m
Health
Serangoon Polyclinic (polyclinic) · 948m
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
$1,186
2022
$1,310
+10.5%
2023
$1,463
+11.7%
2024
$1,397
-4.5%
2025
$1,112
-20.4%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $3,100,000 | 3,088 | $1,004 | - |
| May 2025 | $3,100,000 | 2,541 | $1,220 | - |
| Nov 2024 | $3,200,000 | 3,926 | $815 | - |
| Aug 2024 | $2,555,000 | 1,695 | $1,507 | - |
| Jul 2024 | $2,908,000 | 2,355 | $1,235 | - |
| Jun 2024 | $2,580,000 | 1,615 | $1,598 | - |
| Apr 2024 | $2,628,000 | 1,615 | $1,628 | - |
| Feb 2024 | $2,580,000 | 1,615 | $1,598 | - |
| Jun 2023 | $2,468,000 | 1,621 | $1,522 | - |
| Feb 2023 | $2,598,888 | 1,851 | $1,404 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Tai Keng Villas actually sell for - this project trades at 1.6× the nearest block’s PSF.