CENTRAL VIEW is a 71-year balance leasehold development along HOUGANG STREET 11 in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 104 units and is TOP 2005.
This profile draws on 28 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 21 years from TOP, CENTRAL VIEW is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for CENTRAL VIEW is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 28 sales and 42 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CENTRAL VIEW dashboard.
- Average sale price: $1,318,314 across 28 transactions
- Estimated gross rental yield: 3.3%
- District 19 PSF ranking: Value tier (top 79%)
- 99 yrs lease commencing from 1998 · OCR · D19 · 104 units
About CENTRAL VIEW
CENTRAL VIEW is a 99 yrs lease commencing from 1998 condominium, located at HOUGANG STREET 11 in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by FAR EAST ORGANIZATION (HOUGANG VIEW PTE LTD), comprising 104 residential units, completed in 2005.
With approximately 71 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
CENTRAL VIEW has recorded 28 sale transactions with an average transaction price of $1,318,314, ranging from $860,000 to $1,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $904 psf | $1,053,998 | — |
| 2022 | 4 | $993 psf | $1,225,000 | ↑ 9.9% |
| 2023 | 10 | $1,141 psf | $1,294,480 | ↑ 14.9% |
| 2024 | 6 | $1,269 psf | $1,506,333 | ↑ 11.2% |
| 2025 | 2 | $1,361 psf | $1,685,000 | ↑ 7.2% |
| 2026 | 1 | $1,419 psf | $1,390,000 | ↑ 4.3% |
CENTRAL VIEW ranks in the top 79% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, CENTRAL VIEW trades 27% below the segment benchmark.
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Rental Market Overview
CENTRAL VIEW has recorded 42 rental transactions with monthly rents averaging $3,670/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 12 | $3,275/mo | $2,700/mo | $4,000/mo |
| 3 BR | 30 | $3,828/mo | $2,300/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $2,925/mo |
| 2022 | 11 | $3,468/mo |
| 2023 | 8 | $4,100/mo |
| 2024 | 8 | $4,000/mo |
| 2025 | 5 | $4,390/mo |
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Investment Analysis
Based on average rents and sale prices, CENTRAL VIEW delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows CENTRAL VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CENTRAL VIEW
- Serangoon MRT
- Serangoon MRT
- Kovan MRT
- Bartley MRT
- Cedar Girls'
- Cedar Primary School
- Zhonghua Secondary School
Nearby MRT Stations
CENTRAL VIEW is 660m from Serangoon MRT (North-East Line), with 4 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of CENTRAL VIEW, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | Secondary | 360m |
| Cedar Primary School | Primary | 430m |
| Zhonghua Secondary School | Secondary | 470m |
| Zhonghua Primary School | Primary | 550m |
| Serangoon Secondary School | Secondary | 870m |
| Montfort Junior School | Primary | 930m |
| Montfort Secondary School | Secondary | 1.0 km |
| Xinmin Secondary School | Secondary | 1.1 km |
| Xinmin Primary School | Primary | 1.2 km |
| Bartley Secondary School | Secondary | 1.2 km |
| Yangzheng Primary School | Primary | 1.3 km |
| St. Gabriel's Primary School | Primary | 1.3 km |
Adequate lease horizon. Around 71 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Serangoon is about 0.66km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Cedar Girls' Secondary School sits about 0.36km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 71 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: CENTRAL VIEW benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 28 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for CENTRAL VIEW?
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Is CENTRAL VIEW freehold or leasehold?
How far is the nearest MRT from CENTRAL VIEW?
What is the tenure of CENTRAL VIEW?
How does CENTRAL VIEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of CENTRAL VIEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 28 transactions analysed
- Rental data: 42 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for CENTRAL VIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.