District 19 · Hougang · OCR
Tivoli Gardens
Tai Keng Gardens · Terrace · 99 yrs lease commencing from 1996
Current PSF
$0
-100.0% vs district median
Gross yield
-
median rent $6,300/mo
3-year gain
0.0%
Transactions · 5y
5
0 in last 12 months
Nearest MRT
Bartley Mrt Station · 680.656m
CCL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential34 / 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
-
PSF dispersion within project
The neighbourhood
P1 ring
Paya Lebar Methodist Girls' School (Primary) 529m · Phase 2C 1.2× balloted · Maris Stella High School (Primary) 940m · 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) · 606m
Food
Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre) · 1.1km
Green
Tai Keng Place Pg · 61m - 10 parks within 1km
Mall
Upper Serangoon Shopping Centre · 1.1km
Health
Serangoon Polyclinic (polyclinic) · 1.4km
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
$877
2022
$1,437
+63.9%
2025
$1,656
+15.2%
Recent transactions URA, latest 6
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2025 | $2,690,000 | 1,624 | $1,656 | - |
| Sept 2022 | $2,588,000 | 1,741 | $1,487 | - |
| Aug 2022 | $2,400,000 | 1,615 | $1,486 | - |
| Jun 2022 | $2,680,000 | 1,615 | $1,660 | - |
| Jan 2022 | $2,408,000 | 2,159 | $1,115 | - |
| Jun 2021 | $1,900,000 | 2,166 | $877 | - |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Tivoli Gardens actually sell for - this project trades at 0.0× the nearest block’s PSF.