Hougang Central Residences price.
What is confirmed, and what is not.
No official price list has been released for this development. This page sets out the confirmed land cost, the published analyst estimates and the comparables buyers can reason from — clearly separated, so you always know which is which.
S$1,179 psf ppr
Land cost. The consortium was awarded the Hougang Central GLS site for approximately S$1.5 billion, or S$1,179 per square foot per plot ratio, on 14 January 2026.
S$2,500–2,600 psfAnalyst estimate
The range quoted by property analysts after the December 2025 tender close. It carries no developer endorsement and may differ substantially from eventual pricing.
Why the land price shapes everything that follows.
Land is normally the largest single cost in a Singapore new launch, ahead of construction, financing, marketing and the developer's margin. A land rate of S$1,179 psf per plot ratio therefore sets a floor below which pricing is unlikely to fall.
Bids for this site came in above pre-tender analyst expectations of roughly S$800 to S$1,000 psf ppr, and the winning bid was only 2% clear of the second-placed bid — an indication that several major developers valued the parcel similarly.
Full tender particulars are set out on the Hougang Central GLS site page.
| Land price | S$1,500,738,338 — approximately S$1,179 psf per plot ratio |
|---|---|
| Tender close | 16 December 2025 |
| Award date | 14 January 2026 |
| Tenure | 99-year leasehold, commencing from the 14 January 2026 award |
| Units | Approximately 835 residential units |
What price per square foot actually measures.
PSF
Price per square foot: the total price of a unit divided by its strata area. It lets you compare units and projects of different sizes on one scale.
PSF PPR
Price per square foot per plot ratio: what the developer paid for land, divided by the permissible gross floor area. It is a land metric, not a sale price.
Quantum
The total price of the unit. Two units at the same PSF can differ enormously in quantum — and quantum, not PSF, is what your loan must cover.
What will move the final number.
Floor level & stack
Higher floors and better-facing stacks typically command a premium within the same unit type.
Unit size
Smaller units usually carry a higher PSF; larger units carry a higher quantum at a lower PSF.
Launch phase
Developers frequently release early phases at more attractive pricing before adjusting.
Outlook & orientation
Aspect, afternoon sun and proximity to the rail viaduct and retail podium all feed into pricing.
Market conditions
Interest rates, ABSD settings and prevailing cooling measures at the time of launch.
Construction costs
Building cost inflation between land award and launch is passed into pricing.
Indicative pricing by unit type.
This table will be completed when the developer releases the official price list. No figures are estimated into it.
| Unit type | Typical size | Indicative price |
|---|---|---|
| 1-Bedroom | TBC | TBC |
| 2-Bedroom | TBC | TBC |
| 3-Bedroom | TBC | TBC |
| 4-Bedroom | TBC | TBC |
| Premium / larger units | TBC | TBC |
TBC — to be confirmed. Unit types shown are expected categories for a development of this scale and have not been confirmed by the developer. See floor plans for the current release status.
Where this land rate sits against recent suburban sites.
Land cost is the clearest published anchor for eventual pricing. Hougang Central carries heavier integration obligations than any of the sites below — a transport hub and a mall — which is part of why its rate sits at the top.
| Site | Land rate | Awarded | Transport obligation |
|---|---|---|---|
| Hougang Central (this site) | S$1,179 psf ppr | Jan 2026 | Integrated transport hub + approx. 300,000 sq ft mall |
| Tampines Street 94 | S$1,004 psf ppr | 2024 | None |
| Chencharu Close, Yishun | S$980 psf ppr | 2025 | Bus interchange + hawker centre |
| Tampines Avenue 11 (Parktown Residence) | S$885 psf ppr | 2023 | Bus interchange + hawker centre |
Source: public Government Land Sales tender records and contemporaneous market reporting. Land rates are not sale prices.
How nearby and comparable launches have priced.
Parktown Residence in Tampines — by the same UOL, Singapore Land and CapitaLand grouping — was tendered at S$885 psf ppr in 2023 and sold over 87% of its 1,193 units at an average of about S$2,360 psf on its February 2025 launch weekend.
Parktown Residence is the most instructive comparison because it shares the same developer grouping and the same integrated-with-transport model. The Hougang land rate is roughly a third higher than the Tampines parcel, which is the principal reason analyst estimates for Hougang sit above Parktown's achieved average.
Resale and rental benchmarks within Hougang and the wider District 19 are a further reference point. Buyers should verify current transacted prices through URA's official data rather than relying on marketing material.
The market this project launches into.
Third-party research, attributed. None of it is a forecast for this development.
No launch since 2019
Hougang has had no new private residential launch since The Florence Residences in 2019 — a supply gap of more than seven years.
+47.7% resale growth
District 19's median private resale price rose from about S$1,112 psf in 2020 to about S$1,642 psf over January–November 2025, an increase of roughly 47.7%, against a 45.8% rise across the Outside Central Region.
Source: URA data via ERA Research, December 2025
~31,000 flats past MOP
Roughly 31,000 HDB flats of three rooms and larger across Hougang, Punggol, Sengkang and Serangoon reached the end of their five-year Minimum Occupation Period between 2020 and 2026.
Source: ERA Research
Past price movement in a district is not a prediction of future performance, and none of the figures above are commitments by the developer or by us.
Progressive Payment, charted.
The standard Progressive Payment Scheme applies to uncompleted private residential property in Singapore. Stage percentages are set by regulation, not by the developer.
TDSR & loan eligibility calculator
A quick indicative check against the prevailing 55% Total Debt Servicing Ratio threshold. For guidance only — it is not a credit assessment or a loan offer.
Calculated against the prevailing 55% TDSR threshold. Illustrative only — not a credit assessment or a loan offer. Confirm your position with a licensed mortgage banker.
- 20 September 2026
Reviewed. No price list has been released by the developer.
- 14 January 2026
Site formally awarded at approximately S$1.5 billion, or S$1,179 psf ppr.
- 16 December 2025
GLS tender closes. Top bid S$1.5 billion; analysts point to launch pricing around S$2,500–S$2,600 psf.
Last reviewed 20 September 2026. Land award figures sourced from the consortium's official announcement; estimates from The Business Times.
Request the latest pricing.
We will send the official price list and balance unit chart the day they are released by the developer. No pricing is available before then.