Resale Project Scorecard
Hougang Green
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 1998 · 90 units
Grade B, 5.47 out of 10, the 148th highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 67 yrs
- Resales, 12 months to Oct 2026
- 3
- To Buangkok MRT
- 710 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Hougang Green Score
- B
- Grade
- Score out of 10
- 5.47
- Highest score among 180 resale condos in District 19
- 148th
Solid, middle-of-the-pack project. Standout strengths: schools, rental yield. Key weaknesses: project size, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of +2.00% — bottom 13% within its 1998-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 7/10.
Primary School Effect20%10/10
7 primary schools within 1km (nearest: Yio Chu Kang Primary School at 0.21km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Yio Chu Kang Primary School
- Montfort Junior School
- Palm View Primary School
- Hougang Primary School
- Punggol Primary School
- North Vista Primary School
- Xinmin Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
90 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%7/10
710 m from Buangkok MRT (NE15) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%8/10
Rental yield of 4.03% — strong income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 67 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%5/10
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.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Hougang Green scores 5.47
Hougang Green scores 5.47 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1646th of 2,350 resale condos scored in Singapore and 148th 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).
| Factor | This condoHougang Green | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 7/10 | −1.25 | 0% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 7/10 | 7.5/10 | −0.06 | 23% of district |
| Rental Yield10% | 8/10 | 5/10 | +0.30 | 87% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 1% of district |
| Future Transformation6% | 5/10 | 4/10 | +0.06 | 77% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Hougang Green and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Hougang Green Prices
By unit type at Hougang Green
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom764 sq ft | 764 sq ft | $838,000 | $1,097 psf | 2 |
Past transactions at Hougang Green
20 resales, Nov 2021 to Oct 2026 · median $916 psf · $690,000 to $1,980,000 · 18 of 20 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Aug 2026 | 5 Buangkok Green | 11 | #11-06062BR | 2BR | 764 | $1,079 | $825,000 | Resale |
| 10 Feb 2026 | 5 Buangkok Green | 9 | #09-05053BR | 3BR | 1,141 | $911 | $1,038,888 | Resale |
| 30 Jan 2026 | 5 Buangkok Green | 10 | #10-01012BR | 2BR | 764 | $1,114 | $851,000 | Resale |
| 3 Oct 2025 | 5 Buangkok Green | 11 | #11-02023BR | 3BR | 1,141 | $876 | $1,000,000 | Resale |
| 26 May 2025 | 5 Buangkok Green | 16 | #16-01012BR | 2BR | 764 | $1,125 | $860,000 | Resale |
| 13 Mar 2025 | 5 Buangkok Green | 12 | #12-03033BR | 3BR | 1,141 | $920 | $1,050,000 | Resale |
| 24 Feb 2025 | 5 Buangkok Green | 2 | #02-06062BR | 2BR | 764 | $1,086 | $830,000 | Resale |
| 1 Jul 2024 | 5 Buangkok Green | 16 | #16-05054BR | 4BR | 2,121 | $934 | $1,980,000 | Resale |
| 31 Jan 2024 | 5 Buangkok Green | 3 | #03-06062BR | 2BR | 764 | $1,034 | $790,000 | Resale |
| 21 Aug 2023 | 5 Buangkok Green | 3 | #03-05053BR | 3BR | 1,130 | $812 | $918,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,178 psf |
| Feb–Apr 2022 | 1 | — | $1,255 psf |
| May–Jul 2022 | 3 | $736 psf | $1,219 psf |
| Aug–Oct 2022 | 3 | $754 psf | $1,285 psf |
| Nov 2022 – Jan 2023 | 2 | $878 psf | $1,347 psf |
| Feb–Apr 2023 | 1 | — | $1,376 psf |
| May–Jul 2023 | — | — | $1,420 psf |
| Aug–Oct 2023 | 1 | — | $1,450 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,451 psf |
| Feb–Apr 2024 | — | — | $1,538 psf |
| May–Jul 2024 | 1 | — | $1,479 psf |
| Aug–Oct 2024 | — | — | $1,517 psf |
| Nov 2024 – Jan 2025 | — | — | $1,567 psf |
| Feb–Apr 2025 | 2 | $1,003 psf | $1,606 psf |
| May–Jul 2025 | 1 | — | $1,600 psf |
| Aug–Oct 2025 | 1 | — | $1,600 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,626 psf |
| Feb–Apr 2026 | 1 | — | $1,640 psf |
| May–Jul 2026 | — | — | $1,642 psf |
| Aug–Oct 2026 | 1 | — | $1,621 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +1.6% a year, ranked 66 of 78 in D19 and 573 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Hougang Green Rent
- Median rent a month
- $3,400 to $4,150
- Gross yield
- 4.9%
- Rental contracts
- 13
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,400 | $3,300 to $3,500 | 4.9% | 5 |
| 3-bedroom | $4,150 | $3,980 to $4,500 | — | 8 |
Rental contracts at Hougang Green
14 contracts, Sep 2025 to Aug 2026 · median $3,950 a month · $3,000 to $5,388
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,500 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $3,900 |
| Jun 2026 | 2BR | 700 to 800 sq ft | $3,300 |
| Jun 2026 | 3BR | 1,100 to 1,200 sq ft | $4,200 |
| May 2026 | 3BR | 1,100 to 1,200 sq ft | $3,800 |
| Apr 2026 | 3BR | 1,100 to 1,200 sq ft | $4,400 |
| Mar 2026 | 2BR | 700 to 800 sq ft | $3,000 |
| Mar 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Mar 2026 | 3BR | 1,100 to 1,200 sq ft | $4,800 |
| Feb 2026 | 4BR | 2,100 to 2,200 sq ft | $5,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Hougang Green By stack
- Highest, stack 06
- $1,057 psf
- Lowest, stack 03
- $770 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $979 psf | 764 sq ft | Levels 6 to 16 | 5 |
| 02 | $802 psf | 1,141 sq ft | Levels 7 to 11 | 2 |
| 03 | $770 psf | 1,141 sq ft | Levels 6 to 12 | 3 |
| 05 | $812 psf | 1,141 sq ft | Levels 2 to 16 | 5 |
| 06 | $1,057 psf | 764 sq ft | Levels 2 to 11 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Hougang Green Notes
How these numbers are worked out
- Grade B places Hougang Green in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,079 psf at Hougang Green against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,003 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 3 resale caveats at Hougang Green ranged from $911 psf to $1,114 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (2/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1998, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Buangkok MRT (NE15), 710 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 7 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Hougang Green for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.