District 19 · Hougang · OCR
Water Villas
Kovan Road · Strata Semi-detached · Freehold
Current PSF
$834
-46.1% vs district median
Gross yield
3.6%
median rent $6,900/mo
3-year gain
0.0%
Transactions · 5y
5
1 in last 12 months
Nearest MRT
Kovan Mrt Station · 730.905m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential46 / 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
4%
PSF dispersion within project
The neighbourhood
P1 ring
Nps International School (Primary Campus) 97m · Paya Lebar Methodist Girls' School (Primary) 983m · 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) · 944m
Food
Hougang Street 21 Blk 209 (Kovan Hougang Market And Food Centre) · 788m
Green
Jln Geneng Interim Pk · 455m - 7 parks within 1km
Mall
Icb Shopping Centre · 325m
Health
Serangoon Polyclinic (polyclinic) · 890m
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
2022
$761
2024
$893
+17.3%
2025
$839
-6%
Recent transactions URA, latest 5
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2025 | $3,250,000 | 3,897 | $834 | - |
| Jun 2025 | $3,288,000 | 3,897 | $844 | - |
| Aug 2024 | $3,450,000 | 3,864 | $893 | - |
| Aug 2022 | $3,030,000 | 3,897 | $778 | - |
| Jun 2022 | $2,900,000 | 3,897 | $744 | - |
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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 Water Villas actually sell for - this project trades at 1.2× the nearest block’s PSF.