The Livability vs. Appreciation Map
Strategic positioning of all 5 hubs.
Attribute Radar Matrix
Comparing the structural DNA of all 5 sub-areas. **Hougang/Kovan** emerges as the balanced leader in transit and food, while **Punggol** takes the digital future lead.
Regional SWOT Breakdown
Critical insights for selection across the 5 D19 hubs.
Hougang / Kovan
Interchange KingRich food culture (Heartland Mall), landed enclave proximity, and mature amenities.
Cross Island Line (CRL) transformation turning Hougang MRT into a massive transport node.
Lease decay in older Hougang central HDBs and condos potentially affecting valuation ceiling.
Serangoon Central
Lifestyle HubDual MRT line interchange, NEX Mall (the region's largest), and proximity to top schools.
High road congestion during peak hours and high price-to-rent entry barrier.
Potential commercial rezoning increasing local job counts and rental demand.
Punggol District
Future Tech HubWaterfront lifestyle and the Punggol Digital District (PDD) infrastructure.
New SIT Campus and JTC tech firms moving in will create high-quality tenant demand.
High future resale supply from MOP-ing HDB units may compress price growth initially.
Bartley Enclave
City FringeElite schools (Maris Stella/Cedar Girls), exclusivity, and short travel to CBD.
Bidadari estate spillover benefits and Defu Industrial rejuvenation.
Sengkang Family
Value PlayerHigh density of modern family amenities and the new Sengkang Grand Mall.
Stable rental demand from the growing Sengkang General Hospital medical hub.
Average Entry PSF (Leasehold Condos)
Pricing data updated for 2025 Market benchmarks