Side-by-Side Comparison
| Metric | District 19 — Hougang/Punggol | District 14 — Paya Lebar/Geylang |
|---|---|---|
| Condo Count | 334 | 256 |
| Avg PSF | $1,399 psf | $1,353 psf |
| Median Price | $1,839,090 | $1,249,333 |
| Transaction Volume | 15,671 | 4,960 |
| Avg Walkability | 60.7/100 | 71.5/100 |
| Avg Investment Score | 49/100 | 57.7/100 |
| Avg TOP Year | 2008 | 2008 |
| Avg Gross Yield | 2.5% | 2.6% |
Price Analysis
District 14 — Paya Lebar/Geylang is the more affordable option, with an average PSF that is $46 psf (3.4%) lower than District 19 — Hougang/Punggol.
In terms of median transaction price, District 14 — Paya Lebar/Geylang also offers a lower entry point at $1,249,333 compared to $1,839,090.
Lifestyle & Accessibility
District 14 — Paya Lebar/Geylang scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 14 — Paya Lebar/Geylang wins on price. District 14 — Paya Lebar/Geylang wins on walkability. District 14 — Paya Lebar/Geylang wins on investment score. District 14 — Paya Lebar/Geylang wins on rental yield.
Investment Potential
District 14 — Paya Lebar/Geylang has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 14 — Paya Lebar/Geylang delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 19 — Hougang/Punggol
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| CHUAN PARK | $2,596 psf | 844 | 916 | 99 yrs lease commencing from 2024 |
| THE FLORENCE RESIDENCES | $1,743 psf | 827 | 1,410 | 99 yrs lease commencing from 2018 |
| RIVERFRONT RESIDENCES | $1,585 psf | 607 | 1,451 | 99 yrs lease commencing from 2018 |
| AFFINITY AT SERANGOON | $1,697 psf | 587 | 1,012 | 99 yrs lease commencing from 2018 |
| SERANGOON GARDEN ESTATE | $1,735 psf | 456 | 0 | Freehold |
Top 5 Condos in District 14 — Paya Lebar/Geylang
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| PARC ESTA | $2,181 psf | 459 | 1,399 | 99 yrs lease commencing from 2018 |
| SIMS URBAN OASIS | $1,758 psf | 359 | 1,024 | 99 yrs lease commencing from 2014 |
| PENROSE | $1,927 psf | 350 | 566 | 99 yrs lease commencing from 2019 |
| EUHABITAT | $1,324 psf | 227 | 697 | 99 yrs lease commencing from 2010 |
| THE ANTARES | $1,833 psf | 227 | 265 | 99 yrs lease commencing from 2018 |
Final Verdict
District 19 — Hougang/Punggol
Pros & Cons
✓ Strengths
- More condos to choose from (334 developments)
- Newer average stock (avg TOP 2008)
✗ Considerations
- Higher average PSF ($1,399 psf)
- Lower walkability score (60.7/100)
- Lower average investment score (49)
- Lower gross rental yield (2.5%)
District 14 — Paya Lebar/Geylang
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,353 psf)
- Better walkability score (71.5/100)
- Higher average investment score (57.7)
- Higher gross rental yield (2.6%)
✗ Considerations
- Fewer condos available (256 developments)
- Older average stock (avg TOP 2008)
Frequently Asked Questions
Which is more affordable, District 19 — Hougang/Punggol or District 14 — Paya Lebar/Geylang?
Is District 19 — Hougang/Punggol or District 14 — Paya Lebar/Geylang better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA REALIS.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA REALIS.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.