Before the Hougang Central site launches, I pulled every District 19 caveat URA has on file and worked it back from the person who will buy your unit from you in 2032. The full breakdown is free.
Six short chapters on the land bid, the District 19 record, competing supply and your exit buyer. No showflat pitch inside.
No obligation. No hard sell. If the numbers say wait, the breakdown says wait.
"Is $2,500 psf in Hougang just too much for what it is?"Fair question. The answer depends on what District 19 resale is doing today, not on what Hougang felt like in 2019.
"My flat reaches MOP soon. Do I move before the launch, or after?"Timing is the decision here, and it is a numbers decision, not an emotional one.
"Chuan Park, Chuan Grove, now this. Is District 19 getting too much supply?"Roughly 2,800 new homes across three sites. Where each one sits relative to the MRT matters more than the total.
"Which layout do I buy so it is easy to sell in 2032?"The District 19 record has a clear answer, and it is not the smallest unit.
"Should I just buy a resale condo nearby instead?"Sometimes yes. The breakdown puts The Florence Residences and Riverfront Residences next to the likely launch price so you can see the gap.
Not for you if you want a showflat invite and nothing else.The breakdown is the analysis. The showflat comes later, if the numbers work for you.
I do not use launch brochures for this. Every figure below is from URA's caveat records, pulled on 12 September 2026. The window URA gives us runs from September 2021 to this month.
Condominiums and apartments, single-unit resale caveats.
| Year | Median psf | Change vs 2021 | Resale caveats |
|---|---|---|---|
| 2021 (Sep–Dec) | $1,225 | — | 592 |
| 2022 | $1,330 | +8.6% | 1,407 |
| 2023 | $1,431 | +16.8% | 1,120 |
| 2024 | $1,520 | +24.1% | 1,315 |
| 2025 | $1,649 | +34.6% | 1,442 |
| 2026 (to Sep) | $1,705 | +39.2% | 911 |
URA caveat data, District 19, Condominium and Apartment, Resale, retrieved 12 Sep 2026. Median of psf across all caveats in each year; 2021 covers Sep–Dec only.
Developer sales, median psf. This is the benchmark a Hougang Central launch price will be judged against.
| Period | Median psf | New-sale caveats |
|---|---|---|
| District 19, 2024 | $2,584 | 751 |
| District 19, 2025 | $2,643 | 103 |
| District 19, 2026 (to Sep) | $2,667 | 90 |
| Chuan Park, launch phase (Nov–Dec 2024) | $2,587 | 722 |
| Chuan Park, 2026 (to Sep) | $2,679 | 83 |
URA caveat data, District 19, Condominium and Apartment, New Sale, retrieved 12 Sep 2026. Chuan Park: 916 units, 893 New Sale caveats lodged as at retrieval. The $2,500 psf figure quoted for Hougang Central is an analyst estimate (ERA Research, May 2026), not a developer price.
Like for like: resale caveats in the first 12 months of the URA window against the most recent 12 months.
| Project | Sep 21–Aug 22 psf | Oct 25–Sep 26 psf | Change | Where | Caveats (then / now) |
|---|---|---|---|---|---|
| Regentville | $852 | $1,174 | +37.8% | Hougang St 92 | 38 / 15 |
| Rio Vista | $945 | $1,225 | +29.6% | Hougang Ave 7 | 31 / 19 |
| The Minton | $1,220 | $1,578 | +29.3% | Hougang St 11 | 77 / 37 |
| Terrasse | $1,226 | $1,530 | +24.8% | Hougang Ave 2 | 38 / 16 |
| Stars of Kovan | $1,699 | $1,940 | +14.2% | Upper Serangoon Rd | 29 / 19 |
| Kingsford Waterbay | $1,297 | $1,456 | +12.3% | Upper Serangoon View | 87 / 58 |
URA caveat data, Resale, single-unit caveats, retrieved 12 Sep 2026. Medians compare the first and last 12 months of the available window; projects with fewer than five caveats in either period are left out. Past transactions do not predict future returns.
Both launched in 2018–2019. The developer's closing-phase prices are the earliest URA holds; today's resale is the most recent 12 months.
| Project | Developer closing phase psf | Resale Oct 25–Sep 26 psf | Change | Units | Resale range (last 12 months) |
|---|---|---|---|---|---|
| The Florence Residences | $1,725 (255 caveats, Sep 2021–Sep 2022) | $1,904 (88) | +10.4% | 1,410 | $790,000 – $3,420,000 |
| Riverfront Residences | $1,396 (20 caveats, Sep 2021–Jan 2024) | $1,747 (101) | +25.1% | 1,472 | $740,000 – $2,980,000 |
URA caveat data, retrieved 12 Sep 2026. "Closing phase" means the developer's New Sale caveats inside URA's window, which starts Sep 2021, so it understates the gain from the 2018–2019 launch prices. Unit counts and launch years: StackedHomes, Hougang Central GLS analysis (2026).
Every buyer's entry price, unit and holding period is different. These are historical medians, not a forecast for any unit.
Both are in Hougang. Both had buyers who thought they were buying the district. Only one of them bought the entry price and the layout the resale market wanted.
Resale median psf, Sep 2021–Aug 2022 ($852) to Oct 2025–Sep 2026 ($1,174). 38 then 15 caveats.
Resale median psf, same two windows ($1,297 to $1,456). 87 then 58 caveats.
URA caveat data, Resale, retrieved 12 Sep 2026. The lower-priced entry moved more in percentage terms; that is the point, not a claim that one project is better to live in.
A new launch is priced against what the district's newest resale is fetching. If Hougang Central opens near $2,500 psf and The Florence Residences resells at a median of $1,904 psf, the gap is about 31%. The breakdown shows what that gap has closed to in other District 19 launches by the time they reached TOP, and what it means for your first three years.
Over the same five years, District 19 resale units under 60 sqm gained about half of what family layouts gained. The exit buyer in this district is an upgrader family from Hougang, Sengkang or Punggol, and they are not shopping for a shoebox.
URA caveat data, District 19 Condominium and Apartment, Resale, single units, Sep 2021–Aug 2022 vs Oct 2025–Sep 2026, retrieved 12 Sep 2026. Between 253 and 438 caveats per band per window.
Roughly 31,000 HDB flats of three rooms or more across Hougang, Punggol, Sengkang and Serangoon reach their five-year mark between 2020 and 2026. This is what those flats are worth now, against 2021. It is why the North-East upgrader is the buyer every District 19 launch is built around.
Motivation and timing, not affordability. A stronger flat price changes when an owner moves, not whether a $2.5 million unit is cheap.
| Town · flat type | 2021 median | 2026 median (to Sep) | Change | Highest 2026 sale | 2026 sales |
|---|---|---|---|---|---|
| Hougang · 5-room | $578,500 | $770,000 | +33.1% | $1,180,000 | 181 |
| Hougang · Executive | $730,000 | $955,000 | +30.8% | $1,292,000 | 88 |
| Sengkang · 5-room | $524,000 | $690,000 | +31.7% | $1,128,888 | 416 |
| Punggol · 5-room | $593,000 | $790,000 | +33.2% | $1,470,000 | 343 |
| Hougang · 4-room | $445,000 | $618,000 | +38.9% | $885,000 | 429 |
HDB resale flat prices, data.gov.sg, retrieved 12 Sep 2026; 2026 covers Jan–Sep registrations. MOP pool figure of about 31,000 flats: ERA Research, Hougang Central GLS site analysis (2025). Punggol's MOP peak is ahead; Hougang's own peak of about 2,234 flats was in 2023 and has passed, which is why the pool is a regional one.
The tender award tells you more about a launch than the brochure will, if you read it the way an analyst reads a set of accounts. These are the four checks, and they run in this order for a reason.
$1,179 psf ppr on 504,820 sq ft at plot ratio 2.5, with three bidders and 2.1% between the top two. Hougang's last GLS site, in November 2014, went for $848 psf ppr with eleven bidders. Fewer bidders, higher price, thinner margin: that tells you how much room the developer has, and how much it does not.
Who buys this unit from you in 2032, and what will they be able to pay? For District 19 that is a North-East upgrader with a flat worth $700,000 to $1.2 million. Their budget sets your ceiling before you set your price.
Chuan Park (916 units, 893 sold per URA), Chuan Grove (1,055 units, Sing Holdings and Sunway) and Hougang Central (about 835). Three sites, roughly 2,800 homes, and only one of them sits directly on an MRT interchange. Where the supply sits decides who competes with whom at resale.
Entry psf against The Florence Residences and Riverfront resale, layout against the size bands the district actually rewards, and a holding period that clears the CRL opening in 2030. If a unit fails two of the three, I say so.
Land bid and site figures: CapitaLand news release, 14 Jan 2026. 2014 comparison and bidder counts: ERA Research. Unit counts for Chuan Park and Chuan Grove: developer data via Datapoco, 12 Sep 2026. Sold count: URA New Sale caveats.
Six chapters, written for a buyer who wants to decide with the record in front of them. Free PDF, sent to your WhatsApp.
Associate Group Division Director, PropNex
"I spent years reading earnings data before I read land bids."Stella Thio
We were about to sign for a 2-bedder because it was the cheapest way in. Stella pulled the caveats and showed us why the 3-bedder held its value better in our district. We went with the 3-bedder and have not regretted it.
No hard sell at all. She told me the launch I liked was priced ahead of the resale next door and to wait for the next phase. That honesty is why I went back to her.
Came for one launch, left with a clear view of who would buy the unit from me in five years. The numbers were all from URA, not a brochure. Very different from every other agent I spoke to.
4.9 ★ · 108 Google reviews Sample figure
Tell me where you are starting from and the breakdown comes to your WhatsApp. If you would rather talk than read, the green button further up the page opens a chat with me.
No obligation. No hard sell. Tell us to stop at any time.