District 19 · Hougang · OCR
Tangerine Grove
Paya Lebar Crescent · Condominium · Freehold
Current PSF
$1,753
+13.2% vs district median
Gross yield
2.5%
median rent $4,400/mo
3-year gain
18.0%
Transactions · 5y
12
2 in last 12 months
Nearest MRT
Serangoon Mrt Station · 769.096m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+188% 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Paya Lebar Methodist Girls' School (Primary) 475m · Phase 2C 1.2× balloted · Nps International School (Primary Campus) 762m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 511m
Food
Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre) · 1.1km
Green
Jln Geneng Interim Pk · 343m - 13 parks within 1km
Mall
Upper Serangoon Shopping Centre · 406m
Health
Serangoon Polyclinic (polyclinic) · 718m
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
$1,228
2022
$1,370
+11.6%
2023
$1,525
+11.3%
2024
$1,577
+3.4%
2025
$1,724
+9.3%
2026
$1,799
+4.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,600/mo | $3.79 | 2.6% | 32 |
| 3BR | $4,500/mo | $3.60 | 2.5% | 40 |
| 4BR | $6,000/mo | $2.93 | 2.0% | 7 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $2,130,000 | 1,184 | $1,799 | 01-05 |
| Nov 2025 | $2,370,000 | 1,389 | $1,707 | 01-05 |
| May 2025 | $2,308,888 | 1,367 | $1,689 | 01-05 |
| May 2025 | $2,200,000 | 1,238 | $1,777 | 01-05 |
| Oct 2024 | $1,460,000 | 926 | $1,577 | 01-05 |
| Dec 2023 | $1,390,000 | 926 | $1,502 | 01-05 |
| Oct 2023 | $1,415,000 | 915 | $1,547 | 01-05 |
| Dec 2022 | $1,280,000 | 915 | $1,399 | 01-05 |
| Aug 2022 | $1,300,000 | 947 | $1,372 | 01-05 |
| Jun 2022 | $2,050,000 | 1,604 | $1,278 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Tangerine Grove actually sell for - this project trades at 2.8× the nearest block’s PSF.