District 19 · Hougang · OCR
Trilive
Tampines Road · Condominium · Freehold
Current PSF
$1,845
+19.2% vs district median
Gross yield
3.2%
median rent $3,200/mo
3-year gain
4.2%
Transactions · 5y
47
5 in last 12 months
Nearest MRT
Kovan Mrt Station · 733.676m
NEL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+204% 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
-1.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Xinghua Primary School 489m · Phase 2C 0.3× · Holy Innocents' Primary School 601m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuying Secondary School · 582m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 685m - 2 hawker centres within 1km
Green
Realty Park · 627m - 3 parks within 1km
Mall
Heartland Mall-Kovan · 749m
Health
Hougang Polyclinic (polyclinic) · 883m
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 $1,856 psf - 4% above units on floors 1–5 ($1,792 psf).
Price trend average PSF by year
2021
$1,536
2022
$1,680
+9.4%
2023
$1,770
+5.4%
2024
$1,784
+0.8%
2025
$1,817
+1.8%
2026
$1,845
+1.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,850/mo | $6.33 | 4.1% | 5 |
| 2BR | $3,100/mo | $4.77 | 3.1% | 171 |
| 3BR | $3,700/mo | $3.89 | 2.5% | 42 |
| 4BR | $4,000/mo | $3.48 | 2.3% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,170,000 | 614 | $1,907 | 06-10 |
| Jun 2026 | $1,575,000 | 904 | $1,742 | 06-10 |
| Apr 2026 | $1,180,000 | 624 | $1,890 | 16-20 |
| Mar 2026 | $962,000 | 549 | $1,752 | 16-20 |
| Feb 2026 | $2,250,000 | 1,163 | $1,935 | 11-15 |
| May 2025 | $1,100,000 | 624 | $1,762 | 01-05 |
| Mar 2025 | $1,190,000 | 624 | $1,906 | 16-20 |
| Mar 2025 | $988,000 | 549 | $1,800 | 01-05 |
| Jan 2025 | $1,628,000 | 904 | $1,801 | 01-05 |
| Dec 2024 | $1,648,000 | 883 | $1,867 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Trilive actually sell for - this project trades at 3.7× the nearest block’s PSF.