District 19 · Hougang · OCR
Upper Serangoon Shopping Centre
Upper Serangoon Road · Apartment · Freehold
Current PSF
$1,173
-24.2% vs district median
Gross yield
3.5%
median rent $5,000/mo
3-year gain
0.0%
Transactions · 5y
3
2 in last 12 months
Nearest MRT
Serangoon Mrt Station · 705.104m
CCL,NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+93% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential43 / 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
2%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 369m · Paya Lebar Methodist Girls' School (Primary) 759m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Paya Lebar Methodist Girls' School (Secondary) · 753m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 1.0km
Green
Jln Geneng Interim Pk · 226m - 9 parks within 1km
Mall
Upper Serangoon Shopping Centre · 0m
Health
Serangoon Polyclinic (polyclinic) · 592m
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
Price trend average PSF by year
2021
$1,042
2026
$1,174
+12.7%
Recent transactions URA, latest 4
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,820,000 | 1,528 | $1,191 | 06-10 |
| Mar 2026 | $1,680,000 | 1,453 | $1,156 | 06-10 |
| Nov 2021 | $1,430,000 | 1,292 | $1,107 | 06-10 |
| May 2021 | $1,430,000 | 1,464 | $977 | 06-10 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Upper Serangoon Shopping Centre actually sell for - this project trades at 1.8× the nearest block’s PSF.