HOUGANG GREEN is a 67-year balance leasehold development along BUANGKOK GREEN in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 90 units and is TOP 1998.
This profile draws on 24 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for HOUGANG GREEN 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 24 sales and 73 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HOUGANG GREEN dashboard.
- Average sale price: $912,454 across 24 transactions
- Estimated gross rental yield: 4.7%
- District 19 PSF ranking: Value tier (top 93%)
- 99 yrs lease commencing from 1994 · OCR · D19 · 90 units
About HOUGANG GREEN
HOUGANG GREEN is a 99 yrs lease commencing from 1994 condominium, located at BUANGKOK GREEN in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by HOUGANG POINT PTE LTD (HIAP HOE GROUP), comprising 90 residential units, completed in 1998.
With approximately 67 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 HOUGANG GREEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 9 | $1,006 psf | $768,778 |
| 3 BR | 13 | $771 psf | $880,761 |
| 5+ BR | 2 | $832 psf | $1,765,000 |
Sales Market Overview
HOUGANG GREEN has recorded 24 sale transactions with an average transaction price of $912,454, ranging from $670,000 to $1,980,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $726 psf | $905,000 | — |
| 2022 | 8 | $819 psf | $801,000 | ↑ 12.9% |
| 2023 | 3 | $855 psf | $855,333 | ↑ 4.4% |
| 2024 | 2 | $984 psf | $1,385,000 | ↑ 15.0% |
| 2025 | 4 | $1,002 psf | $935,000 | ↑ 1.9% |
| 2026 | 2 | $1,012 psf | $944,944 | ↑ 1.0% |
HOUGANG GREEN ranks in the top 93% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, HOUGANG GREEN trades 44.2% below the segment benchmark.
Loading chart data...
Rental Market Overview
HOUGANG GREEN has recorded 73 rental transactions with monthly rents averaging $3,543/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 19 | $3,124/mo | $1,800/mo | $4,200/mo |
| 3 BR | 50 | $3,584/mo | $2,300/mo | $5,388/mo |
| 4 BR | 4 | $5,025/mo | $4,200/mo | $5,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 15 | $2,677/mo |
| 2022 | 13 | $3,304/mo |
| 2023 | 13 | $3,831/mo |
| 2024 | 16 | $3,859/mo |
| 2025 | 11 | $3,818/mo |
| 2026 | 5 | $4,398/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, HOUGANG GREEN delivers an estimated gross rental yield of 4.7%. 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 HOUGANG GREEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HOUGANG GREEN
- Buangkok MRT
- Renjong MRT
- Tongkang MRT
- Hougang MRT
- Ranggung MRT
- Nan Chiau Primary School
- Presbyterian High School
- North Vista Primary School
Nearby MRT Stations
HOUGANG GREEN is 710m from Buangkok MRT (North-East Line), with 5 stations within 1.5 km.
Nearby Schools
There are 21 schools within 2 km of HOUGANG GREEN, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Nan Chiau Primary School | Primary | 720m |
| Presbyterian High School | Secondary | 1.1 km |
| North Vista Primary School | Primary | 1.1 km |
| North Vista Secondary School | Secondary | 1.1 km |
| Townsville Primary School | Primary | 1.2 km |
| Sengkang Secondary School | Secondary | 1.2 km |
| Anchor Green Primary School | Primary | 1.3 km |
| Seng Kang Primary School | Primary | 1.3 km |
| Chongfu School | Primary | 1.4 km |
| Compassvale Primary School | Primary | 1.5 km |
| Rosyth School | Primary | 1.6 km |
| Sengkang Green Primary School | Primary | 1.7 km |
Walking-distance MRT. Buangkok is about 0.71km — 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 90 units, HOUGANG GREEN 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. Nan Chiau Primary School sits about 0.72km 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 67 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: HOUGANG GREEN 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. 24 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 HOUGANG GREEN?
What is the rental yield for HOUGANG GREEN?
Is HOUGANG GREEN freehold or leasehold?
How far is the nearest MRT from HOUGANG GREEN?
What is the tenure of HOUGANG GREEN?
How does HOUGANG GREEN compare to other projects in the district?
What stamp duty applies for a foreign buyer of HOUGANG GREEN?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 24 transactions analysed
- Rental data: 73 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 HOUGANG GREEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.