RPS · Resale Project Scorecard
Hougang Green — Grade B
RPS score 5.47/10 · D19 · Hougang, Punggol, Sengkang · 90 units · scored across 7 weighted factors — methodology published.
99YR · Hiap Hoe Group · TOP 1998
Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: project size, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +2.00% — bottom 13% within its 1998-era cohort. Weak capital appreciation, even when judged against vintage peers.
7 primary schools within 1km (nearest: YIO CHU KANG PRIMARY SCHOOL at 0.28km). Exceptional school catchment — strong appeal for families with young children.
90 units — very small project; niche product with thin resale market.
0.71km from Buangkok Mrt Stn (NE15) — short walk to MRT, good transport convenience.
Rental yield of 4.03% — strong income return.
99YR tenure — about 67 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Defu MRT (CR7, CRL1) at 0.61km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: YIO CHU KANG Primary School, PALM VIEW Primary School, Montfort Junior School, Punggol Primary School, Hougang Primary School, North Vista Primary School, Xinmin Primary School.
The verdict· Scores updated September 2026
Hougang Green scores 5.47 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1570th of 2,357 resale condos scored in Singapore and 139th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Rental Yield (8/10); its weakest is Project's Historical Performance (2/10). Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: project size, capital appreciation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Hougang Green
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $995 psf, median price $925,500. Median PSF is down 8.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,086 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $876 psf | $1.00M |
| Jan–Mar 2026 | 2 | $1,013 psf | $944,944 |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,079 psf | $825,000 |
| 12-month total | 4 | $995 psf | $925,500 |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Hougang Green: frequently asked questions
Answers generated from the scorecard data — RPS rank 1570th of 2,357, scores updated September 2026.
- Is Hougang Green a good buy in 2026?
- Hougang Green scores 5.47/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1570th of 2,357 Singapore resale condos and 139th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: schools, total returns. Key weaknesses: project size, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Hougang Green?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Hougang Green, at a median of $995 psf and a median price of $925,500 (range $876 psf to $1,114 psf). The median PSF is down 8.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,086 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Hougang Green from the nearest MRT station?
- Hougang Green is about 710m from Buangkok MRT (NE15), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Hougang Green compare with Sanctuary @ 813?
- Sanctuary @ 813 is the project scored next to Hougang Green on the District 19 ranking: 5.49 (Grade B) against Hougang Green's 5.47 (Grade B). Hougang Green scores higher on Primary School Effect (10 vs 7) and Rental Yield (8 vs 5); Sanctuary @ 813 scores higher on Tenure (5 vs 10) and Project's Historical Performance (2 vs 4).
- Which primary schools are within 1km of Hougang Green?
- 7 primary schools are within 1km of Hougang Green: YIO CHU KANG Primary School, PALM VIEW Primary School, Montfort Junior School, Punggol Primary School, Hougang Primary School, North Vista Primary School, Xinmin Primary School. 7 primary schools within 1km (nearest: YIO CHU KANG PRIMARY SCHOOL at 0.28km). Exceptional school catchment — strong appeal for families with young children. Hougang Green scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Hougang Green, and how big is the project?
- Hougang Green is 99-year leasehold, completed in 1998, has 90 units, developed by Hiap Hoe Group. 99YR tenure — about 67 years remaining; some long-term decay exposure but not imminent. 90 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Hougang Green in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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