District 19 — spanning Punggol, Hougang, and Serangoon Gardens — is Singapore's most dynamic OCR growth corridor. With 334 condos transacting at a median $1,476 psf (as of 2025-Q1), gross rental yields averaging 3.5–3.8%, and the Punggol Digital District now operational, D19 offers the rare combination of relative affordability and credible long-term upside backed by government infrastructure investment.
Few districts in Singapore carry the weight of three distinct urban identities the way District 19 does. Serangoon Gardens is the established, leafy enclave favoured by expatriates and multi-generational families — its bungalows and low-rise condos command quiet premiums sustained by elite school proximity and a walkable village character that newer towns cannot replicate. Hougang is the heartland stalwart: a mature HDB estate where upgrader demand is consistently strong, condo land is scarce, and value relative to city-fringe districts remains a recurring conversation. Punggol is something else entirely — a planned waterfront town being repurposed in real time as Singapore's first enterprise district, drawing billions in corporate investment and reorienting the northeast corridor's long-term trajectory.
Together, these three precincts form a district that resists a single narrative. A buyer seeking a 1,200 sq ft resale unit near Rosyth School will be navigating a different market from an investor eyeing a new-launch studio within walking distance of the Punggol Digital District. Understanding District 19 means understanding that it is not monolithic — it is a spectrum of price points, tenant profiles, school catchments, and infrastructure catalysts, layered across an OCR address that still trades at 40–50% below comparable Core Central Region product (as of 2025-Q2).
The single most consequential structural change in D19's recent history is the full operationalisation of the Punggol Digital District (PDD) — a 50-hectare enterprise zone developed by JTC Corporation and anchored by the Singapore Institute of Technology (12,000 students). As of mid-2025, approximately 65% of the district's 175,000 sqm of business park and office space is pre-committed, with anchor tenants including UOB (3,000 tech staff, $500 million campus investment), OCBC (4,000 employees, $500 million innovation hub), Grab, and Xendit. The PDD is projected to generate 28,000 digital economy jobs by 2030, a supply of high-income tenants that has already lifted Punggol condo rental activity — private property transactions in Punggol rose 23% year-on-year to 1,847 in 2025 (as of 2025-Q4). The infrastructure side received a further boost with the opening of Punggol Coast MRT station on 10 December 2024, replacing the old Punggol terminus on the North East Line and embedding itself directly within the NEXUS building at the heart of PDD. Looking further ahead, the Cross Island Line Phase 1 — with interchange stations at Hougang (NEL) and Serangoon North — is targeted for opening in 2030. The CRL Punggol Extension follows in 2032. These are long lead-time catalysts, but the infrastructure runway for D19 is arguably the strongest in the OCR.
Loading chart data...
- 334 condos tracked in District 19 (OCR)
- Median PSF: $1,476 psf across 15,976 sales
- Median rent: $3,450/mo across 34,132 leases
- Estimated gross yield: 2.9%
- Segment: Outside Central Region
District Overview
District 19 covers Punggol, Hougang, Serangoon Gardens, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 334 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 21 RICHARDS | RICHARDS AVENUE | — | 31 | 2014 |
| 3@PHILLIPS | PHILLIPS AVENUE | — | 16 | — |
| 3@SANDILANDS | SANDILANDS ROAD | — | 20 | — |
| 57 @ KOVAN | KOVAN ROAD | — | 10 | 2013 |
| 8 EDEN GROVE | EDEN GROVE | — | 41 | 2000 |
| 8 ON CHUAN | CHUAN DRIVE | 99 yrs lease commencing from 2001 | — | — |
| A TREASURE TROVE | PUNGGOL WALK | 99 yrs lease commencing from 2011 | 882 | 2015 |
| AFFINITY AT SERANGOON | SERANGOON NORTH AVENUE 1 | 99 yrs lease commencing from 2018 | 1012 | 2021 |
| AFFLUENCE COURT | AH SOO GARDEN | Freehold | 7 | — |
| ALWYN PARK | HONG LEE PLACE | Freehold | 38 | 1992 |
| AMARANDA GARDENS | SERANGOON AVENUE 3 | Freehold | 189 | 2004 |
| ARDISIA GARDENS | SERANGOON TERRACE | 99 yrs lease commencing from 1993 | 43 | 1997 |
| ASTON GREEN | PAYA LEBAR CRESCENT | Freehold | 11 | 2013 |
| AUSTVILLE RESIDENCES | SENGKANG EAST AVENUE | 99 yrs lease commencing from 2010 | 540 | 2014 |
| BARTLEY RESIDENCES | LORONG HOW SUN | 99 yrs lease commencing from 2011 | 702 | 2015 |
| BARTLEY RISE | JALAN LABU AYER | Freehold | — | — |
| BARTLEY RISE ESTATE | EDEN GROVE | Freehold | — | — |
| BARTLEY VILLAS | HOW SUN WALK | 99 yrs lease commencing from 1993 | 57 | 1996 |
| BARTLEY VUE | JALAN BUNGA RAMPAI | 99 yrs lease commencing from 2020 | — | 2021 |
| BAYOU RESIDENCE | UPPER PAYA LEBAR ROAD | Freehold | 29 | 2008 |
| BEAUTY GARDEN | JALAN MERDU | 999 yrs lease commencing from 1879 | — | — |
| BELLEWATERS | ANCHORVALE CRESCENT | 99 yrs lease commencing from 2013 | 651 | 2017 |
| BLISS@KOVAN | SIMON LANE | Freehold | 140 | — |
| BOATHOUSE RESIDENCES | UPPER SERANGOON VIEW | 99 yrs lease commencing from 2011 | 493 | 2015 |
| BOTANIQUE AT BARTLEY | UPPER PAYA LEBAR ROAD | 99 yrs lease commencing from 2014 | 797 | 2018 |
| BOUNDARY GARDENS | LORONG CHUAN | — | — | — |
| BREEZY MANSIONS | SANDILANDS ROAD | 999 yrs lease commencing from 1886 | 14 | — |
| BRIGHTON CREST | BRIGHTON CRESCENT | Freehold | 7 | 2003 |
| BRIGHTON VIEW | BRIGHTON AVENUE | — | 23 | 1985 |
| BURGHLEY DRIVE | BURGHLEY DRIVE | Freehold | — | 2021 |
| CAIFU VIEW | PAYA LEBAR PLACE | Freehold | — | — |
| CAMBIO SUITES | LIM TUA TOW ROAD | Freehold | 53 | 2016 |
| CARDIFF RESIDENCE | CARDIFF GROVE | 99 yrs lease commencing from 2011 | 163 | 2015 |
| CASA CAMBIO | LIM TUA TOW ROAD | Freehold | 198 | 2014 |
| CASA ESPANIA | GAMBIR WALK | Freehold | 19 | 1992 |
| CASA RIVIERA | LIM TUA TOW ROAD | Freehold | 31 | 1999 |
| CASA ROSA | LORONG ONG LYE | 99 yrs lease commencing from 1998 | 96 | 2001 |
| CENTRAL VIEW | HOUGANG STREET 11 | 99 yrs lease commencing from 1998 | 104 | 2005 |
| CERELIA VISTA | LORONG AH SOO | Freehold | 21 | 2013 |
| CHARLTON 18 | CHARLTON LANE | Freehold | 18 | 2017 |
| CHARLTON 27 | SURIN AVENUE | Freehold | 27 | 2019 |
| CHARLTON CORNER | CHARLTON LANE | Freehold | 8 | — |
| CHARLTON PARK | AROOZOO AVENUE | Freehold | — | — |
| CHARLTON RESIDENCES | CHARLTON ROAD | Freehold | 21 | 2014 |
| CHARLTON VILLAS | CHARLTON LANE | Freehold | 43 | 2011 |
| CHEN JING JUE MANSIONS | CHUAN HOE AVENUE | — | 2 | — |
| CHEPSTOW VILLE | CHEPSTOW CLOSE | 999 yrs lease commencing from 1953 | 9 | 2010 |
| CHERRY GARDENS | LORONG LEW LIAN | 99 yrs lease commencing from 1996 | 48 | 2004 |
| CHERRYHILL | LORONG LEW LIAN | Freehold | 163 | 1994 |
| CHILTERN PARK | SERANGOON AVENUE 3 | 99 yrs lease commencing from 1991 | 500 | 1995 |
| CHISELHURST GREEN | CHUAN LINK | 99 yrs lease commencing from 2001 | — | — |
| CHOON KIM HOUSE | UPPER SERANGOON ROAD | Freehold | — | 2000 |
| CHUAN GARDEN | CHUAN GARDEN | Freehold | 10 | — |
| CHUAN GREEN | CHUAN DRIVE | 99 yrs lease commencing from 2001 | — | — |
| CHUAN PARK | LORONG CHUAN | 99 yrs lease commencing from 2024 | 916 | 2024 |
| CHUAN PARK (DEMOLISHED) | LORONG CHUAN | 99 yrs lease commencing from 1980 | 452 | 1985 |
| CHUAN SEVEN | CHUAN DRIVE | — | — | — |
| CHUAN TERRACE | CHUAN TERRACE | Freehold | 41 | 1989 |
| CHUAN VALE | CHUAN DRIVE | 99 yrs lease commencing from 2001 | — | — |
| CHUAN VILLAS | CHUAN CLOSE | 99 yrs lease commencing from 1996 | 34 | 2001 |
| CHUAN VILLE | CHUAN LINK | 99 yrs lease commencing from 2001 | — | — |
| CHUAN VISTA | CHUAN DRIVE | — | 19 | 2000 |
| CHUAN VISTA II | CHUAN DRIVE | 99 yrs lease commencing from 1997 | 19 | 2000 |
| CHUAN YUAN | CHUAN DRIVE | 99 yrs lease commencing from 2002 | — | — |
| CLASSICAL TERRACE | JALAN RINDU | 99 yrs lease commencing from 1993 | 23 | 1995 |
| COLCHESTER PARK | COLCHESTER GROVE | 999 yrs lease commencing from 1956 | 22 | 1991 |
| COMPASS HEIGHTS | SENGKANG SQUARE | 99 yrs lease commencing from 2000 | 536 | 2003 |
| CRYSTAL DE AZURE | HOW SUN CLOSE | Freehold | 12 | 2006 |
| D' SILVA TERRACE | KANG CHOO BIN ROAD | — | — | — |
| D'HIRO@HILLSIDE | HILLSIDE DRIVE | 999 yrs lease commencing from 1876 | 24 | — |
| D'PAVILION | UPPER SERANGOON ROAD | Freehold | 50 | 2011 |
| D'ZIRE | ROBEY CRESCENT | 999 yrs lease commencing from 1875 | 47 | 2014 |
| DA SILVA VILLAS | DA SILVA LANE | Freehold | — | — |
| ECOPOLITAN | PUNGGOL WALK | 99 yrs lease commencing from 2012 | 512 | 2016 |
| EDEN CREST | EDEN GROVE | Freehold | 16 | 2005 |
| EDEN VIEW | EDEN GROVE | Freehold | 18 | 2006 |
| ESPARINA RESIDENCES | COMPASSVALE BOW | 99 yrs lease commencing from 2010 | 573 | 2014 |
| EVANIA | UPPER PAYA LEBAR ROAD | Freehold | 35 | 2012 |
| EVERGREEN PARK | HOUGANG AVENUE 7 | 99 yrs lease commencing from 1995 | 394 | 1999 |
| EXECUTIVE CONDOMINIUM DEVELOPMENT | EDGEDALE PLAINS | — | — | — |
| FENGLI GARDENS | LORONG ONG LYE | Freehold | — | — |
| FIORENZA | FLORENCE ROAD | Freehold | 28 | 2012 |
| FLO RESIDENCE | PUNGGOL FIELD WALK | 99 yrs lease commencing from 2011 | 530 | 2016 |
| FLORENCE GARDENS | FLORENCE ROAD | 947 yrs lease commencing from 1934 | — | — |
| FLORENCE GROVE | FLORENCE CLOSE | Freehold | — | — |
| FLORENCE TERRACE | FLORENCE ROAD | 999 yrs lease commencing from 1875 | — | — |
| FOH PIN GARDEN | CHARLTON LANE | Freehold | — | — |
| FONTAINE PARRY | POH HUAT ROAD | 999 yrs lease commencing from 1877 | 125 | 2010 |
| FOREST WOODS | LORONG LEW LIAN | 99 yrs lease commencing from 2016 | 519 | — |
| FORTUNA GARDEN | DA SILVA LANE | Freehold | — | — |
| FORTUNA GARDENS | DA SILVA LANE | 999 yrs lease commencing from 1883 | — | — |
| FORTUNA HILL | HILLSIDE DRIVE | 999 yrs lease commencing from 1876 | — | — |
| FORTUNE PARK | TAMPINES ROAD | Freehold | 68 | 1996 |
| FRAGRANT GARDENS | UPPER PAYA LEBAR ROAD | Freehold | 37 | 1993 |
| GABRIEL VILLAS | SERANGOON AVENUE 1 | 99 yrs lease commencing from 1993 | 10 | 1995 |
| GAMBIR GARDENS | LORONG GAMBIR | — | — | — |
| GAMBIR RIDGE | GAMBIR WALK | Freehold | 77 | 2015 |
| GAMBIR TERRACE | LORONG GAMBIR | Freehold | — | — |
| GARDEN VIEW ESTATE | CONWAY CIRCLE | Freehold | — | — |
| GILLENIA | ROSYTH ROAD | 999 yrs lease commencing from 1886 | 16 | 2009 |
| GLASGOW GREEN | GLASGOW ROAD | 999 yrs lease commencing from 1876 | — | — |
| GLASGOW RESIDENCE | GLASGOW ROAD | 999 yrs lease commencing from 1886 | 31 | 2013 |
| GLASGOW TERRACE | GLASGOW ROAD | — | — | — |
| GOLDEN CHUAN VILLE | LORONG CHUAN | Freehold | — | — |
| GOLDEN HEIGHTS | SERANGOON AVENUE 3 | Freehold | 53 | 2003 |
| GOLDEN HILL ESTATE | MEI HWAN CRESCENT | Freehold | — | — |
| GOLDENHILL VILLAS | GOLDEN WALK | Freehold | — | 2005 |
| GOVT CO-OP HOUSING ESTATE | ROCHDALE ROAD | Freehold | — | — |
| GOVT CO-OP HSINGEST@TAIKENGGDN | JALAN KORBAN | — | — | — |
| GRACE PARK | GRACE PARK | Freehold | — | — |
| GRAND REGALIA | UPPER SERANGOON ROAD | Freehold | 20 | 2004 |
| HAI SING PARK | HAI SING CRESCENT | 999 yrs lease commencing from 1876 | — | — |
| HARMONY @ 1A | LIM AH PIN ROAD | Freehold | 12 | 2007 |
| HAUS@SERANGOON GARDEN | SERANGOON GARDEN TERRACE | 99 yrs lease commencing from 2011 | — | — |
| HENLEY GARDENS | JALAN ARIF | 99 yrs lease commencing from 1996 | 36 | 2005 |
| HERON BAY | UPPER SERANGOON VIEW | 99 yrs lease commencing from 2012 | 394 | 2016 |
| HIGHLAND CENTRE | YIO CHU KANG ROAD | Freehold | 19 | — |
| HIGHLAND CONDOMINIUM | HIGHLAND ROAD | Freehold | 8 | 1993 |
| HIGHLAND COTTAGES | HIGHLAND WALK | Freehold | — | — |
| HIGHLAND ROW | SIRAT ROAD | Freehold | — | — |
| HILBRE28 | HILLSIDE DRIVE | 999 yrs lease commencing from 1876 | 28 | — |
| HILLSGROVE | HILLSIDE DRIVE | 999 yrs lease commencing from 1878 | — | — |
| HILLSIDE MANSIONS | HILLSIDE DRIVE | Freehold | 28 | 1993 |
| HOUGANG GREEN | BUANGKOK GREEN | 99 yrs lease commencing from 1994 | 90 | 1998 |
| HOW SUN GARDEN | HOW SUN AVENUE | Freehold | — | — |
| HUNDRED PALMS RESIDENCES | YIO CHU KANG ROAD | 99 yrs lease commencing from 2016 | 531 | — |
| ICB SHOPPING CENTRE | YIO CHU KANG ROAD | — | — | — |
| INFINIUM | RICHARDS AVENUE | Freehold | 14 | 2018 |
| ISUITES @ PALM | GLASGOW ROAD | 999 yrs lease commencing from 1878 | 64 | 2013 |
| ISUITES @ TANI | JALAN TANI | 999 yrs lease commencing from 1883 | 20 | 2012 |
| JADE RESIDENCES | LEW LIAN VALE | Freehold | 171 | 2017 |
| JADE VINE GARDENS | KANG CHOO BIN ROAD | 999 yrs lease commencing from 1883 | — | — |
| JANSEN 28 | JANSEN ROAD | 999 yrs lease commencing from 1876 | 30 | 2000 |
| JANSEN 8 | JANSEN ROAD | Freehold | 10 | 2011 |
| JANSEN HOUSE | JANSEN ROAD | 999 yrs lease commencing from 1876 | 21 | 2024 |
| JANSEN MANSIONS | JANSEN ROAD | 999 yrs lease commencing from 1876 | 12 | 1990 |
| JANSEN SPRING | JANSEN ROAD | — | 16 | 1997 |
| JANSEN VIEW | JANSEN CLOSE | — | — | — |
| JAZZ RESIDENCES | LIM AH PIN ROAD | Freehold | — | — |
| JEWEL @ BUANGKOK | COMPASSVALE BOW | 99 yrs lease commencing from 2012 | 616 | 2017 |
| JEWEL @ CHUAN HOE | CHUAN HOE AVENUE | 999 yrs lease commencing from 1886 | 12 | — |
| KENSINGTON PARK CONDOMINIUM | KENSINGTON PARK DRIVE | 999 yrs lease commencing from 1878 | 310 | 1990 |
| KENSINGTON SQUARE | JALAN LOKAM | Freehold | 141 | 2017 |
| KINGSFORD WATERBAY | UPPER SERANGOON VIEW | 99 yrs lease commencing from 2014 | 1157 | 2018 |
| KJ MANSION | ROSYTH ROAD | — | 10 | — |
| KOVAN 81 | KOVAN ROAD | 999 yrs lease commencing from 1878 | 29 | — |
| KOVAN APARTMENTS | KOVAN ROAD | Freehold | 16 | — |
| KOVAN CREST | KOVAN ROAD | Freehold | 20 | — |
| KOVAN ESQUIRE | KOVAN ROAD | Freehold | 23 | 1998 |
| KOVAN GARDEN | KOVAN ROAD | — | — | — |
| KOVAN GARDENS | KOVAN ROAD | Freehold | — | — |
| KOVAN GRANDEUR | TAMPINES ROAD | 99 yrs lease commencing from 2010 | 74 | 2012 |
| KOVAN JEWEL | KOVAN ROAD | Freehold | 34 | 2022 |
| KOVAN MELODY | Kovan Road | 99-year leasehold | 778 | 2007 |
| KOVAN PRIMERA | KOVAN ROAD | Freehold | 22 | 2005 |
| KOVAN REGENCY | KOVAN RISE | 99 yrs lease commencing from 2012 | 378 | 2016 |
| KOVAN RESIDENCES | KOVAN ROAD | 99 yrs lease commencing from 2007 | 521 | 2011 |
| KOVANA | KOVAN ROAD | Freehold | 18 | 2007 |
| KUAN MING GARDENS | JALAN TELITI | Freehold | — | — |
| LA BELLE | RECREATION LANE | Freehold | 16 | 2006 |
| LA DOLCE VITA | UPPER PAYA LEBAR ROAD | Freehold | 41 | 2012 |
| LA FIESTA | SENGKANG SQUARE | 99 yrs lease commencing from 2012 | 810 | 2017 |
| LA QUINTA PARK | CHUAN WALK | 999 yrs lease commencing from 1877 | — | — |
| LANGE 28 | LANGE ROAD | 999 yrs lease commencing from 1878 | 5 | 2008 |
| LE GAMBIR | LORONG GAMBIR | Freehold | 8 | — |
| LE ROYCE @ LEITH PARK | LEITH PARK | Freehold | 7 | 2006 |
| LEGEND @ JANSEN | JANSEN ROAD | 999 yrs lease commencing from 1876 | 12 | 2008 |
| LEITH GROVE | LEITH PARK | Freehold | 16 | 2007 |
| LEITH PARK | LEITH ROAD | Freehold | — | — |
| LLYN GARDENS | PAYA LEBAR WALK | Freehold | 41 | 1991 |
| LOWLAND TERRACE | LOWLAND ROAD | Freehold | — | — |
| LOWLAND VIEW | RICHARDS AVENUE | Freehold | — | — |
| LUSHAN GARDEN | HOW SUN DRIVE | Freehold | — | — |
| MACHUAN TERRACE | LORONG CHUAN | Freehold | 41 | 1989 |
| MARLENE VILLE | MARLENE AVENUE | Freehold | 17 | 2009 |
| MIDTOWN RESIDENCES | UPPER SERANGOON ROAD | 99 yrs lease commencing from 2013 | 160 | 2017 |
| MINT RESIDENCES @ JANSEN | JANSEN ROAD | 999 yrs lease commencing from 1878 | 18 | 2008 |
| MIRAMAR GARDENS | JALAN NAUNG | 999 yrs lease commencing from 1883 | — | — |
| MONDO MANSION BUILDING | UPPER SERANGOON ROAD | Freehold | — | — |
| NANYANG PARK | CHUAN HOE AVENUE | 999 yrs lease commencing from 1881 | — | — |
| NAUNG RESIDENCE | JALAN NAUNG | 999 yrs lease commencing from 1883 | 60 | 2015 |
| NORTHSHORE BUNGALOWS | PONGGOL SEVENTEENTH AVENUE | Freehold | 22 | 1995 |
| NOUVELLE PARK | POH HUAT ROAD WEST | Freehold | 108 | 1994 |
| OASIS GARDEN | JALAN BUNGA RAMPAI | Freehold | 134 | 2009 |
| OLA | ANCHORVALE CRESCENT | 99 yrs lease commencing from 2018 | 548 | 2021 |
| ONE ROSYTH | ROSYTH ROAD | 999 yrs lease commencing from 1886 | 17 | 2011 |
| ONE SURIN | SURIN AVENUE | Freehold | 27 | 2017 |
| ONEROBEY | ROBEY CRESCENT | 999 yrs lease commencing from 1875 | 18 | — |
| PALM GROVE CONDOMINIUM | PALM GROVE AVENUE | 999 yrs lease commencing from 1878 | 111 | 2002 |
| PALM GROVE REGENCY | PALM GROVE AVENUE | 999 yrs lease commencing from 1878 | 20 | 2008 |
| PALM GROVE TERRACE | PALM GROVE AVENUE | 999 yrs lease commencing from 1878 | 23 | 1998 |
| PALM HAVEN | PALM GROVE AVENUE | 999 yrs lease commencing from 1876 | 48 | 2003 |
| PARC CENTROS | PUNGGOL CENTRAL | 99 yrs lease commencing from 2012 | 618 | 2016 |
| PARC VERA | HOUGANG STREET 32 | 99 yrs lease commencing from 2010 | 452 | 2015 |
| PARK GREEN | RIVERVALE LINK | 99 yrs lease commencing from 2001 | 391 | 2005 |
| PARK RESIDENCES KOVAN | UPPER SERANGOON ROAD | Freehold | 41 | 2013 |
| PARK VILLAS | PARK VILLAS GREEN | 99 yrs lease commencing from 1994 | 180 | 1998 |
| PARKWOOD COLLECTION | LORONG 1 REALTY PARK | 99 yrs lease commencing from 2017 | — | 2021 |
| PARKWOOD RESIDENCES | YIO CHU KANG ROAD | 99 yrs lease commencing from 2018 | 18 | 2021 |
| PARRY COURT | PARRY AVENUE | 999 yrs lease commencing from 1886 | 13 | 2005 |
| PARRY GREEN | LIMBOK TERRACE | 99 yrs lease commencing from 1996 | 37 | 1999 |
| PARRY PARK | PARRY TERRACE | 999 yrs lease commencing from 1877 | 99 | 1991 |
| PARRYVILLE | POH HUAT DRIVE | 999 yrs lease commencing from 1883 | 49 | 1990 |
| PAYA LEBAR GARDENS | JALAN USAHA | Freehold | — | 2026 |
| PEOPLE'S GARDEN | LORONG 1 REALTY PARK | 999 yrs lease commencing from 1879 | — | — |
| PHILLIPS RESIDENCE | PHILLIPS AVENUE | 999 yrs lease commencing from 1886 | 6 | 2008 |
| PIERMONT GRAND | SUMANG WALK | 99 yrs lease commencing from 2018 | 820 | 2021 |
| PIN MANSIONS | LIM AH PIN ROAD | Freehold | 16 | — |
| PLACE-8 | PAYA LEBAR CRESCENT | Freehold | — | — |
| POH HUAT GARDENS | POH HUAT CRESCENT | 999 yrs lease commencing from 1883 | 60 | 1989 |
| PONGGOL PARK | PONGGOL SEVENTEENTH AVENUE | Freehold | — | — |
| PRESTIGE POINT | UPPER PAYA LEBAR ROAD | Freehold | 15 | 2018 |
| PRESTO@UPPER SERANGOON | UPPER SERANGOON ROAD | Freehold | 36 | — |
| PRIMO RESIDENCES | JALAN PELIKAT | Freehold | 64 | 2013 |
| PRINCETON VALE | POH HUAT TERRACE | 99 yrs lease commencing from 1996 | 40 | 2001 |
| PRIVE | PUNGGOL FIELD | 99 yrs lease commencing from 2010 | 680 | 2017 |
| RAYA GARDEN | JALAN KELICHAP | Freehold | — | — |
| REGENTVILLE | HOUGANG STREET 92 | 99 yrs lease commencing from 1996 | 580 | 2000 |
| RESIDENCES @ JANSEN | JANSEN ROAD | 999 yrs lease commencing from 1876 | 18 | 2008 |
| RESIDENCES BOTANIQUE | YIO CHU KANG ROAD | Freehold | 81 | 2012 |
| RICH.RESIDENCE | RICHARDS AVENUE | Freehold | — | — |
| RINDU TERRACE | JALAN RINDU | 99 yrs lease commencing from 1993 | 9 | 1995 |
| RIO VISTA | UPPER SERANGOON VIEW | 99 yrs lease commencing from 2001 | 716 | 2004 |
| RIVER ISLES | EDGEDALE PLAINS | 99 yrs lease commencing from 2012 | 610 | 2016 |
| RIVERCOVE RESIDENCES | ANCHORVALE LANE | 99 yrs lease commencing from 2016 | 628 | 2021 |
| RIVERFRONT RESIDENCES | HOUGANG AVENUE 7 | 99 yrs lease commencing from 2018 | 1451 | 2021 |
| RIVERPARC RESIDENCE | PUNGGOL DRIVE | 99 yrs lease commencing from 2010 | 504 | 2014 |
| RIVERSAILS | UPPER SERANGOON CRESCENT | 99 yrs lease commencing from 2011 | 920 | 2017 |
| RIVERSOUND RESIDENCE | SENGKANG EAST AVENUE | 99 yrs lease commencing from 2011 | 590 | 2015 |
| RIVERVALE CREST | RIVERVALE CRESCENT | 99 yrs lease commencing from 1997 | 490 | 2003 |
| ROSALIA PARK | LORONG ONG LYE | Freehold | 88 | 1995 |
| ROSYTH LODGE | ROSYTH ROAD | 999 yrs lease commencing from 1886 | 16 | — |
| ROSYTH RESIDENCE | ROSYTH ROAD | 999 yrs lease commencing from 1886 | 16 | 2007 |
| ROSYTH VILLE | ROSYTH ROAD | 999 yrs lease commencing from 1886 | 16 | 2007 |
| SAI HO BUILDING | UPPER SERANGOON ROAD | — | 8 | — |
| SANCTUARY @ 813 | UPPER SERANGOON ROAD | Freehold | 23 | 2011 |
| SANDILANDS RESIDENCES | SANDILANDS ROAD | 999 yrs lease commencing from 1886 | 5 | 2002 |
| SANFORD PARK | LANGE ROAD | Freehold | 32 | 1991 |
| SENGKANG GRAND RESIDENCES | COMPASSVALE BOW | 99 yrs lease commencing from 2018 | 680 | 2021 |
| SERANGOON GARDEN ESTATE | ALNWICK ROAD | Freehold | — | 2021 |
| SERANGOON GARDEN PARK | JALAN PACHELI | Freehold | — | — |
| SERANGOON GARDEN VIEW | JALAN HWI YOH | 999 yrs lease commencing from 1879 | — | — |
| SILVER HILL | JALAN NAUNG | 945 yrs lease commencing from 1936 | 28 | 1988 |
| SIMON PLAZA | KOVAN ROAD | Freehold | 19 | — |
| SIMON TERRACE | SIMON PLACE | — | — | — |
| SOLARIS RESIDENCES | PAYA LEBAR CRESCENT | Freehold | 17 | 2011 |
| SOVEREIGN @ SIMON | SIMON PLACE | — | 23 | 2009 |
| SPACE @ KOVAN | YIO CHU KANG ROAD | Freehold | 140 | 2014 |
| SPAZIO @ KOVAN | UPPER SERANGOON ROAD | Freehold | 48 | 2018 |
| ST ANNE'S WOOD | ST. ANNE'S WOOD | 999 yrs lease commencing from 1875 | 57 | 1996 |
| STADIA | YIO CHU KANG ROAD | Freehold | 56 | 2010 |
| STARS OF KOVAN | UPPER SERANGOON ROAD | 99 yrs lease commencing from 2015 | 390 | — |
| SUITES @ KOVAN | UPPER SERANGOON ROAD | Freehold | 16 | 2012 |
| SUITES @ PAYA LEBAR | UPPER PAYA LEBAR ROAD | Freehold | 99 | 2014 |
| SUMMER GROVE | RECREATION ROAD | Freehold | — | — |
| SUMMER PLACE | SUMMER PLACE | Freehold | 48 | 1988 |
| SUMMER SCENT | KANG CHOO BIN ROAD | 999 yrs lease commencing from 1883 | 16 | 2013 |
| SUNGLADE | Serangoon Avenue 2 | 99-year leasehold | 475 | 2003 |
| SUNSHINE GROVE | JALAN LABU MERAH | Freehold | 20 | 2003 |
| SUNSHINE LODGE | UPPER SERANGOON ROAD | Freehold | 30 | 1998 |
| SUNSHINE TERRACE | SUNSHINE TERRACE | — | — | — |
| SURIN GARDENS | SURIN AVENUE | Freehold | — | — |
| SURIN VILLAS | SURIN AVENUE | Freehold | 9 | 2013 |
| TAI HWAN GARDEN | TAI HWAN AVENUE | Freehold | — | — |
| TAI HWAN PARK | TAI HWAN CRESCENT | Freehold | 92 | 1990 |
| TAI KENG GARDENS | JALAN LOKAM | Freehold | — | — |
| TAI KENG VILLAS | JALAN KELICHAP | 99 yrs lease commencing from 1996 | 73 | 1999 |
| TAI PENG GARDENS | JALAN RENGKAM | Freehold | — | 2024 |
| TAI YUAN GARDEN | TAI YUAN HEIGHTS | Freehold | — | — |
| TANGERINE GROVE | PAYA LEBAR CRESCENT | Freehold | 125 | 2007 |
| TERRASSE | TERRASSE LANE | 99 yrs lease commencing from 2010 | 414 | 2015 |
| THE AMBIENCE | PONGGOL SEVENTEENTH AVENUE | 999 yrs lease commencing from 1874 | 11 | 2010 |
| THE AMORE | EDGEDALE PLAINS | 99 yrs lease commencing from 2013 | 378 | 2017 |
| THE ARECA | BUNGA RAMPAI PLACE | 99 yrs lease commencing from 2000 | 21 | 2003 |
| THE BENTLY RESIDENCES@KOVAN | KOVAN ROAD | Freehold | 48 | 2018 |
| THE CHUAN | LORONG CHUAN | 999 yrs lease commencing from 1877 | 106 | 2008 |
| THE COURTYARD | LIM AH PIN ROAD | Freehold | 27 | 1995 |
| THE FLORENCE RESIDENCES | HOUGANG AVENUE 2 | 99 yrs lease commencing from 2018 | 1410 | 2021 |
| THE FLORENTINE | FLORENCE ROAD | 947 yrs lease commencing from 1934 | 34 | 2010 |
| THE FLORIDA | HOUGANG AVENUE 7 | 99 yrs lease commencing from 1997 | 496 | 2000 |
| THE GARDEN RESIDENCES | SERANGOON NORTH VIEW | 99 yrs lease commencing from 2017 | 613 | 2021 |
| THE GAZANIA | HOW SUN DRIVE | Freehold | 250 | 2021 |
| THE JARDINE RESIDENCES | LORONG CHUAN | Freehold | 140 | 2022 |
| THE LILIUM | HOW SUN ROAD | Freehold | 80 | 2021 |
| THE LUXURIE | COMPASSVALE ROAD | 99 yrs lease commencing from 2011 | 622 | 2015 |
| THE MINTON | Hougang Street 11 | 99-year leasehold | 1145 | 2013 |
| THE MORNING GLORY | SIRAT ROAD | Freehold | 18 | 2004 |
| THE MORRIS RESIDENCES | PAYA LEBAR CRESCENT | Freehold | — | — |
| THE OLD HOUSE | UPPER SERANGOON ROAD | Freehold | 6 | — |
| THE PROMENADE@PELIKAT | JALAN PELIKAT | Freehold | 164 | 2016 |
| THE QUARTZ | COMPASSVALE BOW | 99 yrs lease commencing from 2005 | 625 | 2009 |
| THE QUINN | BARTLEY ROAD | Freehold | 139 | 2016 |
| THE RIVERVALE | RIVERVALE LINK | 99 yrs lease commencing from 1997 | 671 | 2001 |
| THE SCALA | SERANGOON AVENUE 3 | 99 yrs lease commencing from 2010 | 468 | 2014 |
| THE SILVA GARDENS | DA SILVA LANE | — | 5 | 2007 |
| THE SILVER SPURZ | BRIGHTON AVENUE | Freehold | 7 | 2007 |
| THE SPRINGBLOOM | SERANGOON AVENUE 3 | 99 yrs lease commencing from 1995 | 372 | 1999 |
| THE STRADIA | YIO CHU KANG ROAD | Freehold | 8 | — |
| THE SUNNYDALE | SERANGOON AVENUE 3 | 99 yrs lease commencing from 1997 | 70 | 2002 |
| THE SUNSHINE | SUNSHINE TERRACE | Freehold | 45 | 2003 |
| THE TEMBUSU | TAMPINES ROAD | Freehold | 337 | 2018 |
| THE TERRACE | EDGEDALE PLAINS | 99 yrs lease commencing from 2013 | 747 | 2018 |
| THE TOP RESIDENCE | SIMON PLACE | 999 yrs lease commencing from 1884 | 13 | — |
| THE VALES | ANCHORVALE CRESCENT | 99 yrs lease commencing from 2014 | 517 | 2017 |
| THE VUE | UPPER PAYA LEBAR ROAD | Freehold | 50 | — |
| THE WATERLINE | POH HUAT ROAD WEST | Freehold | 103 | — |
| THE YARDLEY | UPPER SERANGOON ROAD | Freehold | 55 | — |
| TIVOLI GARDENS | TAI KENG GARDENS | 99 yrs lease commencing from 1996 | — | — |
| TREASURE CREST | ANCHORVALE CRESCENT | 99 yrs lease commencing from 2015 | 504 | — |
| TREASURE GARDENS | TEOW HOCK AVENUE | Freehold | 22 | — |
| TREASURE MANSIONS | ROSYTH AVENUE | Freehold | 12 | — |
| TRILIVE | TAMPINES ROAD | Freehold | 222 | — |
| TRUSSVILLE | PAYA LEBAR CRESCENT | Freehold | — | — |
| TWIN WATERFALLS | PUNGGOL WALK | 99 yrs lease commencing from 2011 | 728 | — |
| ULTIMATE TERRACE | PAYA LEBAR CRESCENT | — | — | — |
| UPPER SERANGOON SHOPPING CENTRE | UPPER SERANGOON ROAD | Freehold | 8 | — |
| URBAN RESIDENCES | LORONG AH SOO | Freehold | 47 | 2014 |
| URBAN VILLAS | PAYA LEBAR CRESCENT | Freehold | 7 | 2016 |
| VALVISTA | CHUAN TERRACE | 99 yrs lease commencing from 2001 | — | — |
| VERDANA VILLAS | GRACE WALK | Freehold | 54 | 2013 |
| VERDURE VILLAS | PONGGOL TWENTY-FOURTH AVENUE | 999 yrs lease commencing from 1874 | 75 | 2012 |
| VIBES @ KOVAN | KOVAN ROAD | Freehold | 36 | 2015 |
| VIBES@UPPER SERANGOON | UPPER SERANGOON ROAD | Freehold | 60 | — |
| VILLA PONDER ROSA | LORONG ONG LYE | Freehold | — | — |
| VINA LODGE | SIRAT ROAD | Freehold | 12 | 2002 |
| WATER TERRACE | LORONG AH SOO | Freehold | 12 | 2008 |
| WATER VILLAS | KOVAN ROAD | Freehold | 15 | 2012 |
| WATERBAY | EDGEFIELD PLAINS | 99 yrs lease commencing from 2012 | 383 | 2018 |
| WATERTOWN | PUNGGOL CENTRAL | 99 yrs lease commencing from 2011 | 992 | 2017 |
| WATERWOODS | PUNGGOL FIELD WALK | 99 yrs lease commencing from 2013 | 373 | 2016 |
| WEMBLY RESIDENCES | YIO CHU KANG ROAD | Freehold | 33 | 2012 |
| WHITESHORES | PONGGOL SEVENTEENTH AVENUE | — | 14 | 2010 |
| YIKAI COURT | UPPER PAYA LEBAR ROAD | Freehold | 10 | — |
| YIO CHU KANG TERRACE | YIO CHU KANG TERRACE | Freehold | — | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 992 | $759,727 | $1,655 psf |
| 1-Bed | 1,869 | $1,056,665 | $1,710 psf |
| 2-Bed | 3,870 | $1,366,968 | $1,647 psf |
| 3-Bed | 6,120 | $1,603,069 | $1,427 psf |
| 4-Bed | 1,841 | $2,246,608 | $1,442 psf |
| 5-Bed | 1,284 | $4,782,750 | $1,367 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 197 | $1,652 psf |
| 2025-07 | 213 | $1,687 psf |
| 2025-08 | 217 | $1,644 psf |
| 2025-09 | 207 | $1,658 psf |
| 2025-10 | 234 | $1,730 psf |
| 2025-11 | 192 | $1,652 psf |
| 2025-12 | 203 | $1,676 psf |
| 2026-01 | 181 | $1,752 psf |
| 2026-02 | 176 | $1,747 psf |
| 2026-03 | 186 | $1,750 psf |
| 2026-04 | 167 | $1,731 psf |
| 2026-05 | 2 | $2,090 psf |
From 2021 to 2026, average PSF in District 19 has appreciated by 36.3% (~7.3% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3,813 | $1,281 psf | — |
| 2022 | 3,149 | $1,406 psf | ↑ 9.7% |
| 2023 | 2,324 | $1,490 psf | ↑ 6.0% |
| 2024 | 3,375 | $1,782 psf | ↑ 19.6% |
| 2025 | 2,603 | $1,660 psf | ↓ 6.9% |
| 2026 | 712 | $1,746 psf | ↑ 5.2% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | THE JARDINE RESIDENCES | $2,764 psf | $5,790,708 | 6 |
| 2 | CHUAN PARK | $2,596 psf | $2,393,024 | 860 |
| 3 | PAYA LEBAR GARDENS | $2,398 psf | $3,572,068 | 13 |
| 4 | GOLDENHILL VILLAS | $2,350 psf | $4,281,320 | 15 |
| 5 | SURIN GARDENS | $2,212 psf | $4,612,667 | 3 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | CHUAN PARK | 860 | $2,596 psf |
| 2 | THE FLORENCE RESIDENCES | 844 | $1,746 psf |
| 3 | RIVERFRONT RESIDENCES | 622 | $1,589 psf |
| 4 | AFFINITY AT SERANGOON | 596 | $1,699 psf |
| 5 | SERANGOON GARDEN ESTATE | 462 | $1,735 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 3,804 | $5,197/mo | $1,150/mo | $28,000/mo |
| 1-Bed | 7,320 | $2,692/mo | $700/mo | $6,700/mo |
| 2-Bed | 11,578 | $3,331/mo | $1,200/mo | $7,500/mo |
| 3-Bed | 10,030 | $4,084/mo | $1,120/mo | $10,500/mo |
| 4-Bed | 1,342 | $5,269/mo | $1,600/mo | $13,500/mo |
| 5-Bed | 57 | $7,641/mo | $1,700/mo | $17,000/mo |
| 6-Bed | 1 | $7,600/mo | $7,600/mo | $7,600/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $759,727 | $5,197/mo | 8.21% |
| 1-Bed | $1,056,665 | $2,692/mo | 3.06% |
| 2-Bed | $1,366,968 | $3,331/mo | 2.92% |
| 3-Bed | $1,603,069 | $4,084/mo | 3.06% |
| 4-Bed | $2,246,608 | $5,269/mo | 2.81% |
| 5-Bed | $4,782,750 | $7,641/mo | 1.92% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
The platform-level figure for District 19 — $1,476 psf median across 15,976 recorded condo transactions — masks meaningful sub-district stratification.
Serangoon Gardens / Serangoon North commands the highest per-square-foot values within D19, driven by the 1km school-proximity premium around Rosyth School and by a tight supply of freehold and 999-year leasehold units. Resale condos in this corridor transacted in the $1,455–$1,775 psf range as of 2025 (Affinity at Serangoon: ~$1,775 psf; Garden Residences: indicative $1,400–$1,500 psf), with the upcoming Serangoon North CRL station (2030) beginning to price into the forward premium.
Hougang sits at the more accessible end of the D19 spectrum, with average condo PSF in the $980–$1,200 range — the result of older 99-year leasehold stock and a larger proportion of larger-format units. This discount sustains gross rental yields of 3.5–5%, with Kovan Grandeur reportedly leading D19 at approximately 5% gross yield (as of 2025). The Hougang Central GLS site awarded to a CapitaLand/UOL consortium at $1,179 psf ppr signals that developers see breakeven around $1,300–$1,400 psf.
Punggol has moved from OCR outlier to a genuine investment thesis. Average condo PSF of approximately $1,250 reflects the premium for newer integrated-development stock against the discount for the area's younger residential history. With PDD reaching critical employment mass and the Punggol Coast MRT embedded in the district, the structural case for closing part of that gap to Serangoon is plausible over a 5–7 year horizon.
| Sub-area | Typical PSF Range | Gross Yield (est.) | Key Catalyst |
|---|---|---|---|
| Serangoon North / Gardens | $1,455–$1,775 | 3.2–3.8% | Rosyth School catchment; CRL 2030 |
| Hougang / Kovan | $980–$1,250 | 3.6–5.0% | Hougang Central new launch; CRL 2030 |
| Punggol | $1,200–$1,500 | 3.2–3.8% | PDD jobs ramp; CRL Ext. 2032 |
- Anchor your sub-district first. D19 has three meaningfully different micro-markets. Clarify whether you are optimising for school proximity (Serangoon North), yield (Hougang/Kovan), or PDD employment-driven rental demand (Punggol).
- Cross-check URA transaction data for your target project. Pull the last 24 months of caveat data via the URA Realis portal to verify median PSF by unit type, floor band, and facing.
- Run the ABSD stack before shortlisting. Foreign buyers face 60% ABSD; PRs buying a second property pay 30%. Factor total acquisition cost into your yield and breakeven calculations.
- Model CRL as an option, not a certainty. CRL Phase 1 targeting 2030 and the Punggol Extension in 2032 are government-confirmed alignments, but Singapore's MRT history shows occasional 12–24 month slippage. Buy a property whose fundamentals hold without it.
- Assess BTO/EC competition for your rental thesis. With 4,200 BTO units in Punggol's pipeline (2025–2027), rising HDB supply moderately pressures condo rental demand. Model occupancy at 92% rather than 100%.
- Engage a licensed property professional and mortgage broker in tandem. Some banks apply tighter LTV buffers on newer Punggol projects given shorter track records.
Frequently Asked Questions
What is the average PSF in District 19?
Is District 19 in CCR, RCR, or OCR?
What are the best condos in District 19?
What is the rental yield in District 19?
How many condos are in District 19?
When will the Cross Island Line stations serving District 19 open?
CRL Phase 1 — which includes an interchange at Hougang (NEL) and a new station at Serangoon North — is targeted to open in 2030, per the Land Transport Authority's official project page. The CRL–Punggol Extension, adding a Punggol interchange and three further stations, is planned for 2032. Treat both dates as planning estimates — up to 12–24 month variance is possible.
What is the Punggol Digital District and how does it affect property values?
The PDD is a 50-hectare enterprise zone developed by JTC Corporation, targeting 28,000 digital economy jobs by 2030. Anchor tenants include UOB, OCBC, Grab, and Xendit; the Singapore Institute of Technology campus hosts approximately 12,000 students. The primary impact is on rental demand — Punggol private property transactions rose 23% year-on-year in 2025. Gross rental yields for Punggol condos currently run 3.2–3.8%.
Which are the top condos to consider in District 19 for 2025–2026?
Notable projects include: Affinity at Serangoon (1,052 units, near Rosyth School, resale PSF ~$1,455–$1,775); Chuan Park (916 units in Serangoon); Garden Residences (Serangoon North, 99-year, school-premium location); and Kovan Grandeur (Hougang corridor, ~5% gross yield as of 2025). In Punggol, newer integrated developments near Punggol Coast MRT are attracting PDD-linked rental demand. Verify current prices via URA Realis.
How do primary school catchments affect D19 property prices?
The 1 km school-proximity premium is real and measurable in Serangoon North. Rosyth School (Serangoon North Avenue 4) is one of Singapore's most consistently over-subscribed primary schools, and condos within its Phase 1 and Phase 2A registration radius carry a demonstrable PSF premium. Nan Chiau Primary School similarly supports values in the Sengkang-adjacent corridor.
What ABSD do foreign buyers face in District 19?
Foreigners pay 60% Additional Buyer's Stamp Duty on any Singapore residential property, unchanged since April 2023. Singapore PRs buying a second property pay 30%; first property pays 5%. Singapore Citizens purchasing a second property pay 20%. Consult the IRAS ABSD guide.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.