GLASGOW RESIDENCE is a 86-year balance leasehold development along GLASGOW ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 31 units and is TOP 2013.
This profile draws on 11 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 13 years from TOP, GLASGOW RESIDENCE 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 GLASGOW RESIDENCE 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 11 sales and 64 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GLASGOW RESIDENCE dashboard.
- Average sale price: $688,636 across 11 transactions
- Estimated gross rental yield: 4.3%
- District 19 PSF ranking: Above average (top 50%)
- 999 yrs lease commencing from 1886 · OCR · D19 · 31 units
About GLASGOW RESIDENCE
GLASGOW RESIDENCE is a 999 yrs lease commencing from 1886 condominium, located at GLASGOW ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by WORLD CLASS PROPERTY (NORTH) PTE LTD, comprising 31 residential units, completed in 2013.
With approximately 86 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at GLASGOW RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 9 | $1,398 psf | $585,000 |
| 2 BR | 1 | $1,450 psf | $1,280,000 |
| 3 BR | 1 | $1,052 psf | $1,030,000 |
Sales Market Overview
GLASGOW RESIDENCE has recorded 11 sale transactions with an average transaction price of $688,636, ranging from $565,000 to $1,280,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,377 psf | $575,000 | — |
| 2022 | 2 | $1,365 psf | $572,500 | ↓ 0.9% |
| 2023 | 1 | $1,052 psf | $1,030,000 | ↓ 22.9% |
| 2025 | 2 | $1,463 psf | $957,500 | ↑ 39.1% |
| 2026 | 1 | $1,491 psf | $610,000 | ↑ 2.0% |
GLASGOW RESIDENCE ranks in the top 50% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, GLASGOW RESIDENCE trades 11.5% below the segment benchmark.
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Rental Market Overview
GLASGOW RESIDENCE has recorded 64 rental transactions with monthly rents averaging $2,466/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 27 | $2,222/mo | $1,500/mo | $3,200/mo |
| 1 BR | 6 | $2,475/mo | $2,100/mo | $3,000/mo |
| 2 BR | 29 | $2,681/mo | $1,750/mo | $3,700/mo |
| 3 BR | 2 | $2,600/mo | $2,400/mo | $2,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 13 | $1,888/mo |
| 2022 | 10 | $2,250/mo |
| 2023 | 13 | $2,896/mo |
| 2024 | 10 | $2,670/mo |
| 2025 | 13 | $2,565/mo |
| 2026 | 5 | $2,610/mo |
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Investment Analysis
Based on average rents and sale prices, GLASGOW RESIDENCE delivers an estimated gross rental yield of 4.3%. This places it among the higher-yielding condos in Singapore.
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 GLASGOW RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GLASGOW RESIDENCE
- Kovan MRT
- Xinmin Secondary School
- Xinmin Primary School
- Yangzheng Primary School
Nearby MRT Stations
GLASGOW RESIDENCE is 750m from Kovan MRT (North-East Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Kovan | NE13 | North-East Line | 750m |
Nearby Schools
There are 21 schools within 2 km of GLASGOW RESIDENCE, including 14 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Xinmin Secondary School | Secondary | 280m |
| Xinmin Primary School | Primary | 420m |
| Yangzheng Primary School | Primary | 460m |
| Serangoon Secondary School | Secondary | 710m |
| Cedar Primary School | Primary | 760m |
| Rosyth School | Primary | 790m |
| Holy Innocents' High School | Secondary | 790m |
| Cedar Girls' Secondary School | Secondary | 820m |
| Xinghua Primary School | Primary | 860m |
| Holy Innocents' Primary School | Primary | 870m |
| Zhonghua Primary School | Primary | 920m |
| Zhonghua Secondary School | Secondary | 940m |
Adequate lease horizon. Around 86 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. Kovan is about 0.75km — 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.
Boutique character. With 31 units, GLASGOW RESIDENCE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Xinmin Secondary School sits about 0.28km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 11 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: GLASGOW RESIDENCE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 11 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions analysed
- Rental data: 64 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 GLASGOW RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.