Evergreen Park
Overview & Key Facts
Evergreen Park is a 394-unit leasehold condominium located along Hougang Avenue 7 in District 19, developed by Evergreen Park Pte Ltd and completed in 1999 on a 99-year lease from 1995. Standing 18 storeys tall, the development occupies a generous 17,018 sqm site — a land-to-unit ratio that gives it a distinctly spacious feel uncommon in newer projects. With approximately 67 years remaining on its lease, Evergreen Park is a mature estate that has settled comfortably into the Hougang residential fabric, offering a lifestyle that many long-term residents describe as difficult to replicate at newer, more compact developments.
The development gained renewed attention following the government’s announcement to relocate Paya Lebar Airbase from the 2030s onward. With height restrictions set to be lifted across the northeastern corridor, Evergreen Park’s redevelopment potential has become a topic of discussion among both residents and property watchers. At an average of approximately $1,100 psf with a gross rental yield around 3.8%, the development sits in an accessible price bracket for HDB upgraders considering their first private property in the Hougang–Serangoon belt.
Hougang has evolved substantially since Evergreen Park’s completion. The upcoming Cross Island Line will transform Hougang MRT into an interchange station, significantly enhancing connectivity for residents. Combined with the park connectors threading through the neighbourhood and access to Hougang Mall, this is a development that rewards patient, long-term occupiers rather than short-term speculators.
Location & Connectivity
Evergreen Park occupies a quiet pocket along Hougang Avenue 7, nestled between established HDB estates and the Hougang neighbourhood park. Hougang MRT station on the North-East Line is approximately 700 m away — a walk of about 10 minutes that most residents consider manageable for daily commuting. The real game-changer is the upcoming Cross Island Line, which will make Hougang an interchange station, drastically improving connectivity to Pasir Ris, Ang Mo Kio, and eventually the western corridor without requiring a transfer.
Daily conveniences are well sorted. Hougang Mall and Hougang 1 are within a short drive or bus ride, offering supermarkets, food courts, and retail. The Kovan–Heartland Mall cluster is also nearby. For families, the area is served by CHIJ Our Lady of Good Counsel, Holy Innocents’ Primary, and Hougang Primary — all within a 1–2 km radius. Hougang Neighbourhood Park, roughly 500 m away, offers outdoor gym equipment, football pitches, basketball courts, and a children’s playground connected by park connectors.
The Serangoon Garden enclave, a short drive away, provides a more upmarket dining and cafe scene along Maju Avenue and Burghley Drive. For weekend grocery runs, the Serangoon Garden Market and Food Centre is a local favourite. While Hougang lacks the glamour of central districts, it compensates with a self-sufficient, community-oriented neighbourhood that long-term residents consistently rate highly for everyday livability.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Hougang Primary School | primary | ~1.4 km |
| Hougang Secondary School | secondary | ~1.5 km |
| Holy Innocents' Primary School | primary | ~1.6 km |
| St. Gabriel's Primary School | primary | ~1.7 km |
| Holy Innocents' High School | secondary | ~1.7 km |
Facilities
For a development completed in 1999, Evergreen Park offers a surprisingly comprehensive facilities roster. The centrepiece is a large swimming pool accompanied by a wading pool and jacuzzi, while a full-size tennis court, jogging track, and gymnasium cater to active residents. A mini golf range — a rarity in condominium developments — adds a distinctive touch. The clubhouse and multi-purpose hall support community events, and the barbecue area provides the usual social gathering spot. Management has invested in repainting and upgrading lifts in recent years, keeping common areas in respectable condition for a 27-year-old development.
“I stayed here for 3 years. No complaint. Management is good and kept the maintenance price low. Very spacious and all the amenities. Layouts are pretty good for the flats.”
— Former resident review, PropertyGuru (2024)
Maintenance fees remain relatively low compared to newer developments with more elaborate facilities. However, some residents have noted that previously free amenities like BBQ pit bookings now incur a small fee plus deposit — a shift that has drawn mixed reactions. The 24-hour security provides adequate coverage, though the guardhouse setup is typical of late-1990s developments rather than the lobby-concierge model found in modern projects.
Unit Sizes & Layout
Evergreen Park’s units are predominantly 3-bedroom and 4-bedroom configurations, ranging from approximately 900 to 1,400 sqft — sizes that feel genuinely generous when compared to contemporary new launches where 3-bedders routinely measure under 900 sqft. The most common layout is the 3-bedroom at around 1,173 sqft, which accommodates families comfortably with a separate kitchen, utility area, and balcony. The 4-bedroom units at roughly 1,400 sqft offer a true family-sized home with adequate separation between the master suite and secondary bedrooms.
The layouts follow the practical, no-nonsense approach typical of late-1990s developments: regular room shapes, minimal wasted corridor space, and enclosed kitchens that many families prefer for containing cooking odours. Bathrooms are functional but dated by current standards — most owners who have renovated tend to overhaul the bathrooms first. The balconies are modestly sized but usable. Internal ceiling heights are standard at approximately 2.8 m, and natural ventilation is generally adequate given the building spacing across the site.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 75 | $936 | $1,038,888 |
| 4 BR | 8 | $850 | $1,161,411 |
Pricing & Market Position
Based on 83 recorded transactions, sale prices range from $745,000 to $1,480,000, averaging $1,050,697 (~$1,114 psf).
Rents range from $1,800 to $5,100 per month across 162 rental transactions. Current rental yield sits at approximately 4.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 44.5% (from $800 to $1,156 psf).
Neighbourhood Comparison
Within the Hougang corridor, Evergreen Park competes most directly with Kovan Residences (2008, 99yr, ~$1,350 psf) and Riverfront Residences (2023, 99yr, ~$1,500 psf). Kovan Residences commands a premium for its direct MRT connection at Kovan station and newer build, but unit sizes are notably smaller. Riverfront Residences offers modern finishes and the Hougang waterfront location, but at a 35–40% PSF premium with a fresh lease that justifies some of the gap. Evergreen Park’s advantage is pure space-per-dollar — buyers get 20–30% more floor area for comparable or lower total quantum.
Against The Minton (2013, 99yr, ~$1,250 psf) in the adjacent Lorong Ah Soo area, Evergreen Park trades newer facilities and a slightly better lease for lower PSF pricing and comparable unit sizes. The Minton’s 1,145-unit mega-development offers more extensive facilities but also higher density. For buyers who prefer a more intimate community feel with fewer neighbours, Evergreen Park’s 394 units strike a comfortable middle ground.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EVERGREEN PARK | 99 yrs lease commencing from 1995 | 1999 | 394 | $1,114 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
Lease Decay Analysis
The 99-year lease runs from 1995, meaning approximately 31 years have already been consumed. Roughly 68 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~68 years | Full bank financing available |
| 2034 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2054 | ~39 years | Significant financing restrictions for next buyer |
| 2094 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~58 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates EVERGREEN PARK across multiple dimensions.
What Residents Say
“Nice residential apartments, well laid out. Recently repainted and upgraded lifts as well as common facilities. Relatively low management fees. Very near to Hougang MRT and bus interchange.”
— Resident review, 99.co (2024)
“Beautiful condo with a lot of space for kids to play downstairs. Big park and pool. Very hygienic and clean always. The rooms are quite big compared to new developments — newer launches feel like a downgrade in terms of space.”
— Long-term resident, PropertyGuru (2023)
“Management has started charging fees for BBQ pit and function room bookings that used to be free. The deposit system is frustrating when you just want to have a small gathering. Facilities are okay but showing their age.”
— Resident feedback, EdgeProp (2024)
Strengths & Weaknesses
- Genuinely spacious units (900-1,400 sqft) rare in newer developments
- Low PSF (~$1,100) offers strong value for HDB upgraders
- Gross rental yield around 3.8% — competitive for the area
- Hougang MRT becoming interchange with Cross Island Line
- Comprehensive facilities including rare mini golf range
- Low maintenance fees relative to newer developments
- Generous site area with good building spacing and greenery
- Park connector access for jogging and cycling
- Paya Lebar Airbase relocation may boost redevelopment potential
- Established schools and amenities within walking distance
- Only ~67 years remaining on lease — CPF and loan restrictions apply
- Hougang MRT approximately 700m away — not doorstep access
- Facilities functional but visibly dated (completed 1999)
- No covered walkway to MRT station
- Bathrooms and kitchens require renovation in most units
- Management now charges for previously free amenity bookings
- Limited capital appreciation potential due to declining lease
- No direct expressway access — relies on local roads to CTE/KPE
- En-bloc timeline highly uncertain despite airbase relocation buzz
Verdict
Evergreen Park is not a development that will excite buyers chasing new-launch finishes or branded appliances. Its appeal is far more practical: genuinely spacious units at around $1,100 psf in a mature, self-sufficient neighbourhood with improving transport connectivity. For HDB upgraders in the Hougang–Serangoon corridor who prioritise living space over novelty, the value proposition is difficult to match at this price point.
The lease situation demands honest assessment. With approximately 67 years remaining, Evergreen Park sits in the zone where CPF usage restrictions begin to tighten and bank loan tenures may be curtailed for younger buyers. This is not a deal-breaker for owner-occupiers planning a 10–15 year stay, but it materially affects exit strategy and should be factored into any purchase decision. The en-bloc possibility — boosted by the Paya Lebar Airbase relocation — adds a speculative upside, but collective sales are notoriously uncertain and should not be the primary purchasing rationale.
The strongest case for Evergreen Park is as a family home for the next decade or more. The combination of 1,100+ sqft layouts, a 3.8% rental yield, low maintenance fees, and an incoming MRT interchange at Hougang creates a fundamentally sound own-stay proposition. Buyers should budget $50,000–80,000 for renovation to modernise bathrooms and the kitchen, but even with that outlay, the all-in cost per square foot remains well below newer alternatives in the area. For investors, the rental yield is competitive, though the declining lease will gradually compress capital appreciation potential.