District 19 · Hougang · OCR
The Waterline
Poh Huat Road West · Condominium · Freehold
Current PSF
$1,422
-8.1% vs district median
Gross yield
3.1%
median rent $3,650/mo
3-year gain
14.3%
Transactions · 5y
27
6 in last 12 months
Nearest MRT
Kovan Mrt Station · 1,224.341m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+134% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential35 / 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
11%
PSF dispersion within project
The neighbourhood
P1 ring
Rosyth School 689m · Phase 2C 3.1× balloted · Xinmin Primary School 913m · Phase 2C 1.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bowen Secondary School · 423m
Food
Chomp Chomp Food Centre · 1.1km
Green
Parry Rd Pg · 154m - 5 parks within 1km
Mall
Heartland Mall-Kovan · 1.3km
Health
Hougang Polyclinic (polyclinic) · 1.5km
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
$1,159
2022
$1,197
+3.3%
2023
$1,206
+0.8%
2024
$1,370
+13.6%
2025
$1,486
+8.5%
2026
$1,378
-7.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $4.73 | 4.0% | 20 |
| 2BR | $3,400/mo | $4.00 | 3.4% | 19 |
| 3BR | $4,000/mo | $3.48 | 2.9% | 32 |
| 4BR | $6,200/mo | $3.18 | 2.7% | 15 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,287,000 | 1,152 | $1,117 | 01-05 |
| Apr 2026 | $2,050,000 | 1,335 | $1,536 | 01-05 |
| Apr 2026 | $1,738,888 | 1,173 | $1,482 | 01-05 |
| Dec 2025 | $1,708,000 | 1,173 | $1,456 | 01-05 |
| Oct 2025 | $1,718,888 | 1,163 | $1,479 | 01-05 |
| Oct 2025 | $1,715,000 | 1,173 | $1,462 | 01-05 |
| Jun 2025 | $1,400,000 | 883 | $1,586 | 01-05 |
| May 2025 | $1,275,000 | 883 | $1,445 | 01-05 |
| Oct 2024 | $720,000 | 517 | $1,394 | 01-05 |
| Aug 2024 | $2,430,000 | 1,636 | $1,485 | 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 Waterline actually sell for - this project trades at 2.5× the nearest block’s PSF.