Is $2,500 psf at Hougang Central a ceiling, or a floor?
A recorded walkthrough of the $1.5b CapitaLand–UOL site, and how I read its likely launch band against the condos next door.
Four parts, one price band
A launch price band built from the tender record, then held against what the neighbours have actually transacted at. No renders, no unit mix; just the arithmetic.
From land bid to launch band
$1,179 psf ppr plus construction, financing and margin gives a range, not a number. I show the stack and where "$2,500 psf" sits in it.
The neighbours, at today's caveats
Riverfront Residences at $1,747 psf and The Florence Residences at $1,877 psf, set against the band block by block.
What Sengkang Grand did to its street
The 2019 integrated launch at $1,747 psf, its neighbours' 5% to 7% a year through 2025, and when the move happened.
Hold, buy the neighbour, or wait
Three routes and the numbers each one needs to be true, on a one-page checklist you can run on your own flat.
Why "$2,500 psf" is arithmetic, not hype
Parktown Residence paid $885 psf ppr for its land in 2023 and sold at about $2,359 psf. Hougang Central paid $1,179, a third more, to the same CapitaLand–UOL partnership.
The last Hougang GLS, Stars of Kovan, went for $848 in 2014. That is the whole context in three numbers.
"I would rather show you the working than the brochure."
Show me the walkthroughSources: URA tender records; ERA Singapore, Dec 2025; 99.co. Background photo: ProjectManhattan, Wikimedia Commons, CC BY-SA 3.0.
A short PDF of the condos within a ten-minute walk of the site, and the three I would watch first.
Sent to your WhatsApp after you watch.
- Every project within walking distance, with its 2026 median psf
- Which blocks sit furthest below the likely launch band
- The three I would look at before the tender site breaks ground
"Most buyers will queue for the launch. I would rather show you what the launch does to the blocks around it."
Everything in the video comes from URA caveats, the tender record and public announcements. Nothing in it is a developer figure, and nothing is a forecast dressed up as fact. Watch first; message me only if the reasoning holds up.
Watch it before the showflat opens
The tender is done and the price logic is already on the table. Time with the numbers now is worth more than an hour in the queue later.
Show me the walkthrough