District 19 · Hougang · OCR
The Tembusu
Tampines Road · Condominium · Freehold
Current PSF
$1,927
+24.5% vs district median
Gross yield
3.0%
median rent $3,500/mo
3-year gain
4.1%
Transactions · 5y
58
15 in last 12 months
Nearest MRT
Kovan Mrt Station · 532.772m
NEL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+217% 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
+7.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 435m · Phase 2C 0.3× · Holy Innocents' Primary School 756m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 529m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 497m - 2 hawker centres within 1km
Green
Realty Park · 677m - 6 parks within 1km
Mall
Heartland Mall-Kovan · 552m
Health
Hougang Polyclinic (polyclinic) · 891m
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,865 psf - 1% above units on floors 1–5 ($1,853 psf).
Price trend average PSF by year
2021
$1,661
2022
$1,774
+6.8%
2023
$1,860
+4.8%
2024
$1,831
-1.6%
2025
$1,935
+5.7%
2026
$1,937
+0.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $6.22 | 3.9% | 150 |
| 2BR | $3,560/mo | $4.75 | 3.0% | 169 |
| 3BR | $4,500/mo | $4.29 | 2.7% | 94 |
| 4BR | $6,000/mo | $4.44 | 2.8% | 20 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $905,888 | 474 | $1,913 | 06-10 |
| May 2026 | $1,548,000 | 753 | $2,054 | 11-15 |
| May 2026 | $1,498,000 | 753 | $1,988 | 01-05 |
| Apr 2026 | $905,000 | 474 | $1,911 | 06-10 |
| Feb 2026 | $1,850,000 | 936 | $1,976 | 16-20 |
| Jan 2026 | $1,790,000 | 1,023 | $1,750 | 16-20 |
| Jan 2026 | $1,480,000 | 753 | $1,964 | 11-15 |
| Dec 2025 | $1,528,000 | 753 | $2,028 | 06-10 |
| Dec 2025 | $1,520,000 | 753 | $2,017 | 06-10 |
| Nov 2025 | $938,000 | 635 | $1,477 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Tembusu actually sell for - this project trades at 2.7× the nearest block’s PSF.