HOUGANG GREEN
UrbanLens Analysis
HOUGANG GREEN trades at $934 PSF, sitting 37% below the District 19 median of $1,472 PSF. At 9 minutes from Buangkok MRT (742m), transit access is passable but not a differentiator. CHUAN PARK fetches $2,596 PSF nearby -- that 64% gap frames HOUGANG GREEN's relative value proposition.
A 17.7% jump over two years is aggressive -- late buyers risk overpaying near a cyclical peak. 7 transactions over two years is modest; the trend is directional, not definitive. For context, THE FLORENCE RESIDENCES has gained 0.8% over the same period.
Around 67 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 90-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| CHUAN PARK | $2,596 | 1.3% | 0.0% |
| THE FLORENCE RESIDENCES | $1,779 | 3.4% | +0.8% |
| AFFINITY AT SERANGOON | $1,794 | 3.5% | +2.6% |
| RIVERFRONT RESIDENCES | $1,706 | 3.7% | +6.8% |
| THE GARDEN RESIDENCES | $1,829 | 3.9% | +2.7% |
PSF Trend
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