NANYANG PARK is a 999 yrs lease commencing from 1881 development along CHUAN HOE AVENUE in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 18 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 NANYANG PARK 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 18 sales and 38 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NANYANG PARK dashboard.
- Average sale price: $4,038,792 across 18 transactions
- Estimated gross rental yield: 1.5%
- District 19 PSF ranking: Above average (top 37%)
- 999 yrs lease commencing from 1881 · OCR · D19
About NANYANG PARK
NANYANG PARK is a 999 yrs lease commencing from 1881 condominium, located at CHUAN HOE AVENUE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at NANYANG PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $922 psf | $1,400,000 |
| 5+ BR | 17 | $1,505 psf | $4,194,015 |
Sales Market Overview
NANYANG PARK has recorded 18 sale transactions with an average transaction price of $4,038,792, ranging from $1,400,000 to $6,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,205 psf | $3,478,667 | — |
| 2022 | 4 | $1,442 psf | $3,775,000 | ↑ 19.7% |
| 2023 | 2 | $1,473 psf | $4,585,000 | ↑ 2.1% |
| 2024 | 4 | $1,701 psf | $4,356,565 | ↑ 15.5% |
| 2025 | 2 | $1,881 psf | $5,065,000 | ↑ 10.6% |
NANYANG PARK ranks in the top 37% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, NANYANG PARK trades 5% below the segment benchmark.
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Rental Market Overview
NANYANG PARK has recorded 38 rental transactions with monthly rents averaging $5,191/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 38 | $5,191/mo | $1,600/mo | $10,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $3,961/mo |
| 2022 | 6 | $3,558/mo |
| 2023 | 6 | $6,567/mo |
| 2024 | 7 | $5,957/mo |
| 2025 | 8 | $5,419/mo |
| 2026 | 2 | $7,900/mo |
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Investment Analysis
Based on average rents and sale prices, NANYANG PARK delivers an estimated gross rental yield of 1.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 NANYANG PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NANYANG PARK
- Kovan MRT
- Yangzheng Primary School
- Xinghua Primary School
- Rosyth School
Nearby MRT Stations
NANYANG PARK is 1.2 km from Kovan MRT (North-East Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Kovan | NE13 | North-East Line | 1.2 km |
Nearby Schools
There are 21 schools within 2 km of NANYANG PARK, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Yangzheng Primary School | Primary | 70m |
| Xinghua Primary School | Primary | 390m |
| Rosyth School | Primary | 610m |
| Serangoon Secondary School | Secondary | 640m |
| Xinmin Secondary School | Secondary | 710m |
| Xinmin Primary School | Primary | 800m |
| Serangoon Garden Secondary School | Secondary | 880m |
| Cedar Primary School | Primary | 950m |
| Cedar Girls' Secondary School | Secondary | 1.0 km |
| Townsville Primary School | Primary | 1.1 km |
| Holy Innocents' High School | Secondary | 1.2 km |
| Holy Innocents' Primary School | Primary | 1.3 km |
School-belt proximity. Yangzheng Primary School sits about 0.07km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
MRT is a commute, not a walk. The nearest station is 1.21km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Thin transaction history. With only 18 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": "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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: NANYANG PARK sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 18 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 NANYANG PARK?
What is the rental yield for NANYANG PARK?
Is NANYANG PARK freehold or leasehold?
How far is the nearest MRT from NANYANG PARK?
What is the tenure of NANYANG PARK?
How does NANYANG PARK compare to other projects in the district?
What stamp duty applies for a foreign buyer of NANYANG PARK?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 18 transactions analysed
- Rental data: 38 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 NANYANG PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.