Parc Vera is a 452-unit, 99-year leasehold condominium developed by Sim Lian (Hougang) Pte Ltd and completed in 2015 at Hougang Street 32, in the heart of District 19. Anchored in the Outside Central Region (OCR), the development occupies a mid-rise residential site that balances urban convenience with the quieter, kampung-adjacent character of the Hougang enclave. With a land tenure commencing in 2010 and approximately 83 years remaining as of 2026, Parc Vera sits firmly in the category of mature-leasehold condominiums—a segment that has attracted sustained buyer interest among families, HDB upgraders, and yield-focused investors who prize the North-East corridor's improving infrastructure and relative affordability compared to the city fringe. Prices in late 2025 hovered in the $1,450–$1,580 psf band for mid-sized units, a figure that reflects both the broader D19 appreciation story and Sim Lian's reputation for delivering mass-market projects with dependable build quality. This review examines the development's locational merits, physical attributes, market performance, and suitability across different buyer archetypes.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 19 stretches across Hougang, Punggol and Sengkang and has consistently ranked among Singapore's most active private-residential districts. According to property research published in mid-2025, median unit prices for resale condominiums in D19 climbed from approximately $1,112 psf in 2020 to $1,642 psf through the first eleven months of 2025—a gain of roughly 47.7% over five years. That trajectory has been propelled by several structural tailwinds: the Cross Island Line (CRL) Phase 1 targeting a 2030 operational date will introduce new interchange connectivity at Hougang, and the broader North-East Line already provides direct city access via Hougang MRT (NE14). Within this macro-picture, Parc Vera was launched at a time when the Hougang sub-market was transitioning from a predominantly public-housing catchment to a mixed precinct attracting private upgraders. Sim Lian, the developer, is a Mainboard-listed group with a track record spanning residential, commercial, and industrial developments; their projects in the OCR typically target cost-conscious buyers who want full condominium facilities without the premium demanded by Rest of Central Region (RCR) addresses. Parc Vera was among the earlier Sim Lian launches to benefit from the Hougang Avenue corridor's retail densification, as the neighbourhood centre directly opposite the development was upgraded in the early 2010s. The 452-unit scale is large enough to sustain shared facilities cost-effectively, but not so oversized that the development feels impersonal. Understanding this positioning—mass-market leasehold OCR with genuine locational convenience—is essential context for evaluating whether Parc Vera fits a specific buyer's brief in 2026.
We track 87 sales and 292 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PARC VERA dashboard.
- Average sale price: $1,396,614 across 87 transactions
- Estimated gross rental yield: 2.9%
- District 19 PSF ranking: Mid-range (top 64%)
- 99 yrs lease commencing from 2010 · OCR · D19 · 452 units
About PARC VERA
PARC VERA is a 99 yrs lease commencing from 2010 condominium, located at HOUGANG STREET 32 in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by SIM LIAN (HOUGANG) PTE. LTD, comprising 452 residential units, completed in 2015.
With approximately 83 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 PARC VERA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 46 | $1,276 psf | $1,036,908 |
| 3 BR | 29 | $1,288 psf | $1,486,230 |
| 4 BR | 5 | $1,356 psf | $1,911,600 |
| 5+ BR | 7 | $926 psf | $3,021,286 |
Sales Market Overview
PARC VERA has recorded 87 sale transactions with an average transaction price of $1,396,614, ranging from $790,000 to $3,399,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 21 | $1,044 psf | $1,238,037 | — |
| 2022 | 14 | $1,184 psf | $1,103,913 | ↑ 13.4% |
| 2023 | 17 | $1,246 psf | $1,441,176 | ↑ 5.2% |
| 2024 | 17 | $1,380 psf | $1,470,647 | ↑ 10.8% |
| 2025 | 16 | $1,473 psf | $1,583,243 | ↑ 6.7% |
| 2026 | 2 | $1,312 psf | $2,609,500 | ↓ 10.9% |
PARC VERA ranks in the top 64% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, PARC VERA trades 18.9% below the segment benchmark.
Loading chart data...
Rental Market Overview
PARC VERA has recorded 292 rental transactions with monthly rents averaging $3,399/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 208 | $3,030/mo | $1,500/mo | $4,762/mo |
| 3 BR | 60 | $3,913/mo | $2,350/mo | $5,200/mo |
| 4 BR | 22 | $5,067/mo | $3,000/mo | $7,100/mo |
| 5+ BR | 2 | $7,950/mo | $7,900/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 57 | $2,504/mo |
| 2022 | 62 | $3,181/mo |
| 2023 | 51 | $3,654/mo |
| 2024 | 59 | $3,950/mo |
| 2025 | 51 | $3,615/mo |
| 2026 | 12 | $4,058/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, PARC VERA delivers an estimated gross rental yield of 2.9%. 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 PARC VERA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PARC VERA
- Hougang MRT
- Kovan MRT
- Hougang Primary School
- Hougang Secondary School
- St. Gabriel'
Nearby MRT Stations
PARC VERA is 840m from Hougang MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 13 schools within 2 km of PARC VERA, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hougang Primary School | Primary | 660m |
| Hougang Secondary School | Secondary | 730m |
| St. Gabriel's Primary School | Primary | 950m |
| Holy Innocents' Primary School | Primary | 980m |
| Holy Innocents' High School | Secondary | 1.1 km |
| Montfort Secondary School | Secondary | 1.3 km |
| Montfort Junior School | Primary | 1.4 km |
| Xinmin Primary School | Primary | 1.4 km |
| Xinmin Secondary School | Secondary | 1.6 km |
| Zhonghua Primary School | Primary | 1.7 km |
| Zhonghua Secondary School | Secondary | 1.8 km |
| Rosyth School | Primary | 2.0 km |
Location and connectivity. Parc Vera's address on Hougang Street 32 places it within practical walking reach of two MRT stations: Hougang MRT (NE14 on the North-East Line) and the nearby Defu station. Hougang MRT provides a direct, no-transfer route to Serangoon interchange (connecting to the Circle Line), Dhoby Ghaut, and HarbourFront, making the commute to the central business district feasible without a car. For drivers, the TPE and CTE are accessible within minutes, and the Kallang-Paya Lebar Expressway (KPE) offers an alternative southward route. This multi-modal connectivity is a genuine differentiator for a D19 development and is one reason rental demand has remained consistent since TOP.
Retail and everyday convenience. Residents frequently cite the neighbourhood centre directly across the road as one of Parc Vera's most tangible advantages. A Sheng Siong supermarket, F&B outlets, and retail shops mean daily errands are walkable rather than car-dependent. Hougang Mall and Heartland Mall Kovan are both within short driving or bus distance, providing a wider retail and dining catchment. The combination of a hyperlocal amenity cluster plus two larger malls is a comfort that many comparable-priced developments in less mature OCR pockets cannot offer.
Park Connector Network (PCN) access. Parc Vera sits at the starting point of a Park Connector Network route along the Hougang waterway, giving residents direct access to cycling and jogging trails that extend toward Punggol Waterway Park and beyond. This is an underappreciated quality-of-life feature that resonates strongly with health-conscious families and will likely grow in importance as the Hougang Sports Hub and adjoining recreational infrastructure mature.
School proximity. Families with school-going children benefit from proximity to Holy Innocents' Primary School, Xinghua Primary School, CHIJ Our Lady of the Nativity (both primary and secondary levels), and Holy Innocents' High School. The presence of multiple reputable schools within the 1–2 km radius typical for primary school ballot purposes is a structural demand driver for family-sized units. Visit the District 19 overview for a full breakdown of educational institutions and walkability scores across the precinct.
Developer and build quality. Sim Lian has a track record of delivering OCR condominiums with practical layouts and solid construction. Parc Vera's unit mix—spanning one- to four-bedroom configurations and penthouses—caters to a wide range of buyer profiles. The development includes a lap pool, children's pool, jacuzzi, sun decks, tennis court, gymnasium, function rooms, BBQ pavilions, and a children's playground: a full-facility stack that supports both owner-occupation and tenant attraction. Basement parking eliminates the surface-lot aesthetics common to older condominiums.
Price positioning relative to D19 peers. At approximately $1,450–$1,580 psf for resale units in late 2025, Parc Vera trades at a modest discount to the D19 median of $1,642 psf, reflecting the age and tenure discount typical of a 2015-TOP leasehold development. For buyers who accept the leasehold calculus and want OCR exposure with established infrastructure rather than a new-launch premium, this spread represents meaningful relative value. Use the affordability calculator to model entry costs, or the lease-decay calculator to quantify how the remaining tenure affects long-run value.
Leasehold tenure decay. With a 99-year lease commencing in 2010, Parc Vera will cross the 60-year threshold around 2070—a horizon that is already within the financing window of a buyer purchasing today. Banks typically reduce Loan-to-Value ratios for leasehold properties as tenure falls below certain thresholds, and CPF usage restrictions tighten when the remaining lease does not cover the youngest buyer to age 95. Buyers in their 30s or 40s purchasing a standard 25-year mortgage today will own a property with roughly 58–68 years of lease remaining at the point of sale, which may limit the buyer pool at exit. This is a systemic risk for all 99-year OCR stock from this vintage, not a Parc Vera-specific fault, but it warrants pricing discipline and an honest exit-timeline analysis before committing.
Noise and maintenance nuisance. Resident reviews flag periodic noise from weekly landscaping, fogging operations, and grass-trimming during morning hours, particularly for lower-floor units facing the main road. While these are not unusual for a mature development, buyers seeking a quiet morning environment should request units on mid-to-upper floors with pool or internal-facing orientations. Road traffic noise from Hougang Street 32 is an additional factor for perimeter-facing units.
Competition from newer launches. The North-East corridor continues to receive new condominium launches—several in the Hougang and Punggol sub-markets at price points that, while higher in absolute terms, offer fresh lease tenure and modern specifications. Parc Vera must compete for rental tenants and resale buyers against this newer supply. While the established neighbourhood infrastructure partly offsets the age gap, buyers targeting resale capital appreciation should model conservatively relative to new-launch peers.
Unit-size liquidity. Larger units (four-bedroom and penthouse configurations above 2,000 sqft) have historically had fewer transactions at Parc Vera, reflecting the narrower buyer pool for big leasehold units in this price band. Buyers targeting these formats for investment purposes should stress-test rental yield assumptions and time-to-let expectations more rigorously than for the two- and three-bedroom core.
[
{
"persona": "HDB upgrader (family)",
"fit_color": "green",
"reason": "Established school catchment, walkable neighbourhood centre, full condo facilities, and a resale price point that remains accessible relative to newer OCR launches make Parc Vera a natural first-rung private upgrade for families with children in primary school age."
},
{
"persona": "Yield-focused investor",
"fit_color": "green",
"reason": "With 172 resale and 616 rental transactions recorded since completion, the rental market at Parc Vera is liquid. Two- and three-bedroom units targeting young professional tenants or families benefit from the dual MRT access and PCN amenity. Gross yields in the 3.0–3.5% range are achievable at current prices; model your numbers with the <a href=\"/calculator/roi\">ROI calculator</a> and the <a href=\"/calculator/cash-flow\">cash-flow calculator</a>."
},
{
"persona": "Owner-occupier (professional couple)",
"fit_color": "yellow",
"reason": "Connectivity and retail convenience are strong, but couples without children may find the school-centric neighbourhood less compelling than RCR alternatives closer to entertainment and dining hubs. The PCN access and pool facilities partially offset this for active-lifestyle buyers."
},
{
"persona": "Short-term hold investor (3–5 years)",
"fit_color": "yellow",
"reason": "The D19 market appreciated strongly from 2020 to 2025, and near-term upside may moderate as macro headwinds temper OCR price growth in 2026–2027. The CRL infrastructure catalyst is a medium-term (post-2030) story rather than an immediate price driver. Use the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> and <a href=\"/calculator/total-cost\">total cost of ownership calculator</a> to stress-test breakeven horizons."
},
{
"persona": "Retiree downsizer",
"fit_color": "green",
"reason": "Single-level condominium living with basement parking, lift access, a well-equipped gymnasium, and a supermarket across the road provides the low-friction convenience retirees prize. Proximity to a family clinic and established medical infrastructure in the Hougang corridor adds further suitability."
},
{
"persona": "Foreign investor (non-PR)",
"fit_color": "yellow",
"reason": "Additional Buyer’s Stamp Duty (ABSD) at 60% for foreigners makes OCR leasehold condominiums difficult to pencil as investments after the 2023 rate revision. Parc Vera’s yield profile and capital appreciation trajectory do not currently compensate for this carry cost. Foreigners should run a detailed <a href=\"/compare\">comparison</a> against alternatives before committing."
}
]
Parc Vera is a well-located, competently executed mass-market leasehold condominium that has aged gracefully in one of Singapore's most active private-residential districts. It is neither a trophy asset nor a value trap: it is a dependable, mid-tenure OCR entry that suits families upgrading from HDB, yield investors who want established rental demand, and owner-occupiers who genuinely value the Hougang lifestyle package—PCN access, a supermarket across the road, reputable schools within ballot range, and two MRT lines within walking distance. The principal risks are well-understood and shared by all 2010-vintage 99-year leasehold stock: tenure decay will eventually create CPF and financing friction, and newer launches will continue to compete on specification freshness. Buyers who price these factors in correctly and are not expecting outsized capital gains will find Parc Vera a stable, liveable, and reasonably liquid asset. Those seeking CRL-driven appreciation upside should note that the catalyst materialises after 2030 and is not yet reflected in asking prices—meaning the story still has runway, but requires patience. Overall assessment: solid buy for owner-occupiers and yield investors; cautious hold for pure capital-gain plays.
FAQ
What is the average price for PARC VERA?
What is the rental yield for PARC VERA?
Is PARC VERA freehold or leasehold?
What is the remaining lease on Parc Vera as of 2026?
Parc Vera holds a 99-year lease that commenced in 2010, leaving approximately 83 years of tenure as of 2026. Buyers should note that CPF usage and bank financing terms begin to tighten when the remaining lease falls below the threshold needed to cover the youngest buyer to age 95. For a 35-year-old buyer today, that constraint will not materialise for roughly 20–25 years, but it is prudent to model exit scenarios over a 15–20 year hold horizon rather than assuming indefinite liquidity.
Which MRT stations serve Parc Vera?
The primary station is Hougang MRT (NE14) on the North-East Line, providing direct access to Serangoon interchange (Circle Line connection), Dhoby Ghaut, and HarbourFront. Defu station and Kovan MRT (NE13) are also within reach, providing additional options. The planned Cross Island Line (CRL), expected to open Phase 1 around 2030, will further enhance Hougang's connectivity and is considered a medium-term price catalyst for D19 properties.
What schools are within 1&ndash;2 km of Parc Vera?
Primary schools in close proximity include Holy Innocents' Primary School, Xinghua Primary School, and CHIJ Our Lady of the Nativity—all relevant for the Ministry of Education's Primary 1 registration ballot phases that prioritise distance. Secondary schools nearby include Holy Innocents' High School and CHIJ Our Lady of the Nativity Secondary. The density of reputable primary school options within ballot distance is a structural demand driver that underpins the family-buyer market at Parc Vera.
Is Parc Vera a good buy for HDB upgraders in 2026?
For HDB upgraders, Parc Vera ticks several key boxes: established school catchment, walkable retail and F&B, full condominium facilities, and a resale price that, at $1,450–$1,580 psf for two- and three-bedroom units, remains meaningfully below new-launch OCR pricing. The 83-year remaining tenure is sufficient for a first private property that will likely be sold or passed on within a 15–25 year horizon. The primary considerations are the ABSD timing if the upgrader retains the HDB flat, and the CPF accrued interest obligation on the flat sale proceeds. Use the stamp duty calculator and total cost of ownership calculator for a full cost breakdown before committing.
What is the en-bloc potential for Parc Vera?
En-bloc potential for Parc Vera is considered low-to-moderate in the near term. The development was completed in 2015, meaning it has not yet reached the 10-year mark from TOP that typically marks the earliest practical window for collective-sale attempts under Singapore's Land Titles (Strata) Act—having passed that threshold as of 2025. With 83 years of lease remaining, the land premium developers would need to pay to make a collective sale financially viable for owners is substantial. While not impossible, buyers should not price en-bloc upside as a base-case return driver; treat any collective-sale outcome as an optionality rather than a planned exit.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 87 transactions analysed
- Rental data: 292 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 PARC VERA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.