District 19 Property Market: Resale prices, tenure, supply and buyer and seller considerations

Not one market

District 19 runs from Serangoon, Bartley and Kovan through Hougang and Buangkok to Sengkang and Punggol. URA places almost all of it in the Outside Central Region: 1,961 of the 1,964 resales in the 12 months to September 2026.

Three kinds of home make up the district. Freehold and 999-year developments are the most numerous, 111 of the 181 developments that recorded a sale in the past five years, but made 215 of the resales, or 11%, and 54 of the 70 with a resale had fewer than five. Private developments on 99-year leases made 1,127 resales. Executive condominiums made 622, or 32%.

Location and type overlap. Of the 622 resales of executive condominiums, 324 were on streets named for Sengkang and 222 on streets named for Punggol. The figures below are given for each group, never for the district as a whole.

Stock profile

What sold each year

Resales have run between 1,645 and 2,208 a year. New sales were 753 in 2024 and 103 in 2025.

Resale prices by tenure and lease era

Private homes with leases from 2015 had the highest median price per square foot, $1,850, and the smallest homes, a median of 721 sq ft. Their median price, $1.29M, was the lowest of the seven groups. Executive condominiums with leases from 2015 had the highest median price, $1.75M, at a median size of 1,055 sq ft; 126 of their 196 resales were in one development, Rivercove Residences.

Freehold and 999-year homes had a median of $1,586 per square foot, below private 99-year homes with leases from 2000 to 2014 ($1,632) and from 2015 ($1,850).

What each size cost: private homes

What each size cost: executive condominiums

In the column for executive condominiums with leases from 2015, 116 of the 172 resales at 800 to 1,199 sq ft were in one development, Rivercove Residences.

At 800 to 1,199 sq ft, the band with the most resales, the medians were $1.94M for private homes with leases from 2015, $1.66M for private homes with leases from 2000 to 2014, $1.72M and $1.59M for executive condominiums of the same two eras, $1.54M for freehold and 999-year homes and $1.25M for private homes with leases before 2000.

The cells for 1,600 sq ft and over are thin: eight resales for private homes with leases from 2015 and five for private homes with leases before 2000.

Where the resales are

Rivercove Residences, an executive condominium, had 126 resales and Riverfront Residences 110. The five developments with the most resales made 24% of them and the top ten 36%. Three of the top ten are executive condominiums. Fifty-eight of the 133 developments with a resale had fewer than five.

Every sale on record for a development is on the Property Research page. The five with the most resales: Rivercove Residences, Riverfront Residences, The Florence Residences, Affinity at Serangoon and Kingsford Waterbay.

Disclosure: James Wong is marketing a home in Riverfront Residences and has sold homes in The Terrace, Flo Residence, Riversound Residence and D'Pavilion. Their records: Riverfront Residences, The Terrace, Flo Residence, Riversound Residence and D'Pavilion.

How a resale executive condominium compares with a private condominium on the same street is examined in District 19: resale ECs sold up to 11% below private condos per square foot, and sometimes above.

What developers are selling

Developers sold 125 homes in the 12 months, in two developments. Chuan Park, on a 99-year lease, made 115 of them at a median of $2,684 per square foot and $3.24M. Jansen House, on a 999-year lease, made 10.

These are not like for like with resales: a new sale may be of a home that is not yet completed, and the sizes sold differ. For reference, the median resale price per square foot of private homes with leases from 2015 was $1,850. Purchasers made 47 sub sales, 40 of them in Sengkang Grand Residences.

What this page does not cover

Future Government Land Sales sites, en-bloc redevelopments and launches that have not yet recorded a sale are not listed here. The table shows only developments in which URA has recorded a developer's sale in the period.

MRT and LRT

Ten MRT stations that are open have postal codes in District 19. Serangoon is an interchange between the North East and Circle lines. Kovan, Hougang, Buangkok, Sengkang, Punggol and Punggol Coast are on the North East Line. Tai Seng, Bartley and Lorong Chuan are on the Circle Line. SLA's list also has 25 stations of the Sengkang and Punggol LRT in the district.

LTA expects Phase 1 of the Cross Island Line to be completed by 2030, with an interchange at Hougang, and its Punggol Extension by 2032, with interchanges at Riviera LRT station and at Punggol. SLA's address list already carries one Cross Island Line station in the district that is not yet open, Defu.

A station being in the district says nothing about how far it is from a given home. Check the walking route from the address itself.

Primary schools

MOE's school directory lists 34 primary schools with postal codes in District 19: Anchor Green Primary School, CHIJ Our Lady of Good Counsel (girls), CHIJ Our Lady of the Nativity (girls), Compassvale Primary School, Edgefield Primary School, Greendale Primary School, Holy Innocents' Primary School, Horizon Primary School, Hougang Primary School, Mee Toh School, Montfort Junior School (boys), Nan Chiau Primary School, North Spring Primary School, North Vista Primary School, Northshore Primary School, Oasis Primary School, Palm View Primary School, Paya Lebar Methodist Girls' School (Primary), Punggol Cove Primary School, Punggol Green Primary School, Punggol Primary School, Punggol View Primary School, Rivervale Primary School, Rosyth School, Seng Kang Primary School, Springdale Primary School, St. Gabriel's Primary School (boys), Valour Primary School, Waterway Primary School, Xinghua Primary School, Xinmin Primary School, Yangzheng Primary School, Yio Chu Kang Primary School and Zhonghua Primary School.

A postal district is not a school catchment. Check the home's own address against MOE's current Primary 1 registration rules before relying on a school.

• Decide which group you are buying in before comparing prices. At 800 to 1,199 sq ft the six groups with enough resales had medians from $1.25M to $1.94M.
• Compare the total price as well as the price per square foot. The group with the highest median price per square foot, private homes with leases from 2015, had the lowest median price. Executive condominiums with leases from 2015, which were larger, had the highest.
• In a freehold or 999-year development, check how many recent sales there are. 54 of the 70 with a resale had fewer than five in the 12 months.
• For a 99-year home with an older lease, ask CPF Board and your bank early whether the remaining lease affects the CPF you may use and the loan you can get.

• In the developments with the most resales, buyers have many recent sales in the same development to compare with yours.
• A district-wide figure is unlikely to describe your home. The median price per square foot of the seven groups ranged from $1,138 to $1,850.
• If you own an executive condominium, buyers may compare it with private condominiums on the same street. Where one street had both kinds, the medians per square foot were within 10% of each other in eight of nine comparisons.