NAUNG RESIDENCE is a 88-year balance leasehold development along JALAN NAUNG in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 60 units and is TOP 2015.
This profile draws on 17 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 11 years from TOP, NAUNG 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 NAUNG 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 17 sales and 85 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NAUNG RESIDENCE dashboard.
- Average sale price: $1,155,358 across 17 transactions
- Estimated gross rental yield: 3.0%
- District 19 PSF ranking: Above average (top 38%)
- 999 yrs lease commencing from 1883 · OCR · D19 · 60 units
About NAUNG RESIDENCE
NAUNG RESIDENCE is a 999 yrs lease commencing from 1883 condominium, located at JALAN NAUNG in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by ORION-TWO RESIDENTIAL PTE LTD, comprising 60 residential units, completed in 2015.
With approximately 88 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 NAUNG RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 7 | $1,559 psf | $853,584 |
| 2 BR | 4 | $1,473 psf | $1,159,000 |
| 3 BR | 6 | $1,355 psf | $1,505,000 |
Sales Market Overview
NAUNG RESIDENCE has recorded 17 sale transactions with an average transaction price of $1,155,358, ranging from $810,000 to $1,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 5 | $1,472 psf | $1,028,160 | — |
| 2023 | 4 | $1,389 psf | $1,111,072 | ↓ 5.6% |
| 2024 | 6 | $1,498 psf | $1,294,333 | ↑ 7.9% |
| 2026 | 2 | $1,516 psf | $1,145,000 | ↑ 1.2% |
NAUNG RESIDENCE ranks in the top 38% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, NAUNG RESIDENCE trades 5.4% below the segment benchmark.
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Rental Market Overview
NAUNG RESIDENCE has recorded 85 rental transactions with monthly rents averaging $2,875/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 28 | $2,620/mo | $1,800/mo | $3,600/mo |
| 2 BR | 57 | $3,001/mo | $1,900/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 14 | $2,082/mo |
| 2022 | 16 | $2,522/mo |
| 2023 | 14 | $3,161/mo |
| 2024 | 20 | $3,150/mo |
| 2025 | 16 | $3,169/mo |
| 2026 | 5 | $3,390/mo |
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Investment Analysis
Based on average rents and sale prices, NAUNG RESIDENCE delivers an estimated gross rental yield of 3.0%. 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 NAUNG RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NAUNG RESIDENCE
- Hougang MRT
- Kovan MRT
- Hougang Primary School
- Hougang Secondary School
- Holy Innocents'
Nearby MRT Stations
NAUNG RESIDENCE is 370m from Hougang MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 16 schools within 2 km of NAUNG RESIDENCE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hougang Primary School | Primary | 740m |
| Hougang Secondary School | Secondary | 830m |
| Holy Innocents' Primary School | Primary | 860m |
| Holy Innocents' High School | Secondary | 960m |
| St. Gabriel's Primary School | Primary | 980m |
| Xinmin Primary School | Primary | 1.3 km |
| Montfort Secondary School | Secondary | 1.4 km |
| Xinmin Secondary School | Secondary | 1.4 km |
| Montfort Junior School | Primary | 1.5 km |
| Townsville Primary School | Primary | 1.5 km |
| Rosyth School | Primary | 1.6 km |
| Presbyterian High School | Secondary | 1.7 km |
Adequate lease horizon. Around 88 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.
Genuine walk-to-MRT access. Hougang sits about 0.37km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 60 units, NAUNG 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. Hougang Primary School sits about 0.74km 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 17 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: NAUNG 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. 17 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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Is NAUNG RESIDENCE freehold or leasehold?
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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: 17 transactions analysed
- Rental data: 85 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 NAUNG RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.