District 19 · Hougang · OCR
The Minton
Hougang Street 11 · Condominium · 99 yrs lease commencing from 2007
Current PSF
$1,590
+2.7% vs district median
Gross yield
3.2%
median rent $4,100/mo
3-year gain
15.3%
Transactions · 5y
293
36 in last 12 months
Nearest MRT
Kovan Mrt Station · 902.727m
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 potential28 / 100
19 years old · composite of plot use, age, tenure, value gap & size
Lease decay80 years left
worth 91.0%of freehold today (Bala’s Table) · loses ~5.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Paya Lebar Methodist Girls' School (Primary) 473m · Phase 2C 1.2× balloted · Nps International School (Primary Campus) 552m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 456m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 856m - 2 hawker centres within 1km
Green
Jln Geneng Interim Pk · 88m - 11 parks within 1km
Mall
Upper Serangoon Shopping Centre · 303m
Health
Serangoon Polyclinic (polyclinic) · 843m
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,537 psf - 11% above units on floors 1–5 ($1,380 psf).
Price trend average PSF by year
2021
$1,123
2022
$1,270
+13.1%
2023
$1,416
+11.5%
2024
$1,490
+5.2%
2025
$1,537
+3.2%
2026
$1,633
+6.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $4.21 | 3.2% | 323 |
| 3BR | $5,000/mo | $4.00 | 3.0% | 167 |
| 4BR | $6,300/mo | $3.82 | 2.9% | 30 |
| 5BR | $9,500/mo | $3.45 | 2.6% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,800,000 | 1,087 | $1,656 | 06-10 |
| Jun 2026 | $2,260,000 | 1,335 | $1,693 | 06-10 |
| Jun 2026 | $1,520,000 | 936 | $1,623 | 06-10 |
| Apr 2026 | $2,450,000 | 1,453 | $1,686 | 11-15 |
| Apr 2026 | $2,358,000 | 1,335 | $1,767 | 06-10 |
| Apr 2026 | $2,208,000 | 1,216 | $1,815 | 11-15 |
| Apr 2026 | $2,090,000 | 1,216 | $1,718 | 06-10 |
| Apr 2026 | $2,080,000 | 1,216 | $1,710 | 06-10 |
| Apr 2026 | $1,695,000 | 1,087 | $1,559 | 06-10 |
| Apr 2026 | $1,020,000 | 700 | $1,458 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Minton actually sell for - this project trades at 2.6× the nearest block’s PSF.