Hougang Central vs Midtown Residences: Buy an Existing Home or Wait for a Future One?
Midtown Residences is the only private condo in the immediate area of the Hougang Central site and Hougang Mall. Hougang Central is a future launch above Hougang MRT with no price list yet. This page sets the URA sale record for one beside the confirmed facts for the other.
By Melvin Tan, ERA Realty Network (CEA R026686A) · Updated 11 November 2026
Should you buy at Midtown Residences or wait for Hougang Central?
Buy at Midtown Residences if you want to live in Hougang town centre now at the lowest price per square foot of the condos on this site. Its 15 recorded sales since January 2025 had a median of S$1,610 psf. Wait for Hougang Central if you want a new building with the station, mall and bus interchange inside it, and can wait for a launch targeted for the second half of 2027.
How do the two developments compare?
They share a neighbourhood, so the difference is mostly the building. Midtown Residences is a smaller, older development with a 99-year lease that started in 2013. Hougang Central is planned for about 830 homes above a new mall, a bus interchange and Hougang MRT station.
| Item | Midtown Residences | Hougang Central |
|---|---|---|
| Status | Completed. Units change hands on the open market | Not launched. Sales launch targeted for 2H2027 |
| Tenure | 99 years from 2013, so about 86 years left | 99 years. Start date not yet published |
| Location | Near the Hougang Central site and Hougang Mall, within a 5-minute walk of Hougang MRT | Hougang town centre, at Hougang Avenue 10 and Hougang Central |
| Unit sizes sold | 452 to 710 sq ft, in the past two years | Unit mix not yet published. About 830 homes planned |
| Price evidence | 15 URA transactions from January 2025 to September 2026 | Land price only: about S$1.5 billion, or S$1,179 psf per plot ratio |
Midtown's location comes from ERA's site analysis, which names it as the only non-landed private development near the site and Hougang Mall. Its tenure comes from URA's transaction records. The Hougang Central figures come from the CapitaLand and CICT award release and UOL's 1H2026 results presentation.
What do units at Midtown Residences sell for?
URA recorded 15 sales at Midtown Residences from January 2025 to September 2026, at a median of S$1,610 psf. Prices ran from S$746,000 for a 484 sq ft unit to S$1.1 million for units of about 700 sq ft. The 2026 median was S$1,616 psf, against S$1,597 psf in 2025, so prices were broadly flat.
| Unit size | Sales | Median price | Price range | Median psf |
|---|---|---|---|---|
| 452 to 484 sq ft | 7 | S$759,000 | S$746,000 to S$770,000 | S$1,679 |
| 646 sq ft | 4 | S$1,035,000 | S$1,000,000 to S$1,047,500 | S$1,603 |
| 689 to 710 sq ft | 4 | S$1,085,000 | S$1,070,000 to S$1,100,000 | S$1,539 |
Fifteen sales in 21 months is a thin record, so a single sale can move the median. Prices were tightly grouped within each size, which helps. URA records give the floor range and the size of each unit, not the number of bedrooms. Check the floor plan of any unit you view.
Why is Midtown Residences cheaper per square foot than the other condos nearby?
On the past year's sales, Midtown's median of S$1,610 psf was below Riverfront Residences (S$1,747), Kovan Residences (S$1,846) and The Florence Residences (S$1,905). The data does not explain why. Two likely factors are its smaller unit sizes, since none above 710 sq ft sold, and its size as a development, which affects facilities. Visit before assuming the lower psf is a bargain or a warning.
How much will Hougang Central cost?
Nobody knows yet. The developers have not published a price list, a unit mix or floor plans. The only confirmed number is the land price: about S$1.5 billion, or S$1,179 per square foot of permitted floor area. The selling price will be higher than the land rate, because it also has to cover construction, financing, marketing and the developers' margin. Our land price guide explains what that figure does and does not tell you.
What would the price gap cost each month?
For a 646 sq ft home, a Midtown buyer paid a median of S$1,035,000 across four sales. If Hougang Central launched at S$2,500 psf, the same size would cost S$1,615,000. That is S$580,000 more, with S$145,000 more downpayment and about S$1,608 more in monthly repayments.
| Case | Price | Downpayment (25%) | Loan (75%) | Monthly repayment | Buyer's Stamp Duty |
|---|---|---|---|---|---|
| Midtown Residences, actual median (S$1,603 psf) | S$1,035,000 | S$258,750 | S$776,250 | S$2,869 | S$26,000 |
| Hougang Central scenario at S$2,100 psf | S$1,356,600 | S$339,150 | S$1,017,450 | S$3,761 | S$38,864 |
| Hougang Central scenario at S$2,300 psf | S$1,485,800 | S$371,450 | S$1,114,350 | S$4,119 | S$44,032 |
| Hougang Central scenario at S$2,500 psf | S$1,615,000 | S$403,750 | S$1,211,250 | S$4,477 | S$50,350 |
The loan limit is lower if you already have a housing loan or take a longer tenure. The MAS loan rules set the limits, and MoneySense explains how banks assess what you can afford. Additional Buyer's Stamp Duty is not in the table. A Singapore Citizen pays none on a first home and 20% on a second. IRAS publishes the current rates for every buyer profile.
Which is better for getting to the MRT?
Hougang Central, but the gap is small. Midtown Residences is within a 5-minute walk of Hougang station on the North East Line. Hougang Central is planned to connect to the station directly, and LTA plans a Cross Island Line interchange there, with Phase 1 targeted for 2030. With Midtown you can walk the route to the station today, and you will benefit from the same new line when it opens.
The Cross Island Line schedule is LTA's target and can change. The completion date for the Hougang Central homes has not been announced.
Who does each one suit?
- You want town-centre living on a smaller budget. Midtown Residences. Its 452 to 484 sq ft units sold for a median of S$759,000.
- You need a large family unit. Neither may suit. No Midtown unit above 710 sq ft sold in the period, and Hougang Central's unit mix is unknown.
- You want a new building with a mall and station inside it. Hougang Central. Expect to pay well above Midtown's price per square foot.
- You are buying to rent out. Midtown's smaller units have a lower entry price. Check recent rents with URA records before relying on any yield.
- You care about lease length. Midtown has about 86 years left. A new 99-year lease starting around 2026 would run about 13 years longer.
What should you check before deciding?
For Midtown Residences, check recent sales of the same size and floor range, the remaining lease on the title, the facilities and their upkeep, and how construction at the Hougang Central site next door may affect noise and access in the coming years. For Hougang Central, wait for the price list, unit mix, floor plans and completion date. None of these has been released.
Sources (retrieved 11 November 2026): URA private residential transaction records for Midtown Residences, Riverfront Residences, Kovan Residences and The Florence Residences, December 2024 to October 2026, via the URA Data Service; CapitaLand and CICT award release (14 January 2026); UOL 1H2026 results presentation; ERA site analysis (16 December 2025); MAS loan rules; IRAS stamp duty; LTA Cross Island Line. Medians and repayment figures are our own calculations from these sources.
Next: Hougang Central vs Riverfront Residences, Hougang Central vs Kovan Residences, or ask about a specific unit.