Hougang Central vs Riverfront Residences
Riverfront Residences is Hougang's largest condo, with a sale record you can check. Hougang Central is a future launch above Hougang MRT with no price list yet. This page sets the URA transaction 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 Riverfront Residences or wait for Hougang Central?
Buy at Riverfront Residences if price per square foot matters most and you want a home soon. Its median over the past 12 months was S$1,747 psf, the lower of the two large condos near the site. Wait for Hougang Central only if living above the MRT station is worth a higher price and a launch targeted for the second half of 2027.
How do the two developments compare?
Riverfront Residences is a 1,472-unit condo off Hougang Avenue 7 with a 99-year lease that started in 2018. Hougang Central is a mixed-use site awarded in January 2026, planned for about 830 homes above a mall, a new bus interchange and Hougang MRT station. Riverfront is almost twice the size and sits about 1 to 2 km from the town centre.
| Item | Riverfront Residences | Hougang Central |
|---|---|---|
| Status | Completed. Units change hands on the open market | Not launched. Sales launch targeted for 2H2027 |
| Homes | 1,472 units | About 830 units (preliminary) |
| Tenure | 99 years from 2018, so about 91 years left | 99 years. Start date not yet published |
| Location | Between Hougang Avenue 7 and Upper Serangoon Road | Hougang town centre, at Hougang Avenue 10 and Hougang Central |
| Rail | Not next to a station | Integrated with Hougang MRT (North East Line; Cross Island Line planned) |
| Price evidence | 201 URA transactions from December 2024 to October 2026 | Land price only: about S$1.5 billion, or S$1,179 psf per plot ratio |
Riverfront's unit count, launch year and location come from ERA's commentary on the Hougang Central tender and ERA's site analysis. The Hougang Central figures come from the CapitaLand and CICT award release and UOL's 1H2026 results presentation.
What do units at Riverfront Residences sell for?
From November 2025 to October 2026, URA recorded 110 sales at Riverfront Residences at a median of S$1,747 psf. Prices ran from S$740,000 for a 463 sq ft unit to S$2.98 million for a 1,679 sq ft unit. The median for the 91 sales in the 11 months before that was S$1,730 psf, so prices rose about 1%.
| Unit size | Sales | Median price | Price range | Median psf |
|---|---|---|---|---|
| 463 to 517 sq ft | 29 | S$800,000 | S$740,000 to S$866,000 | S$1,622 |
| 581 to 614 sq ft | 24 | S$1,072,500 | S$780,000 to S$1,155,000 | S$1,755 |
| 721 sq ft | 16 | S$1,280,000 | S$1,192,000 to S$1,300,000 | S$1,775 |
| 861 to 915 sq ft | 19 | S$1,562,800 | S$1,308,800 to S$1,710,000 | S$1,749 |
| 1,066 to 1,109 sq ft | 14 | S$2,085,000 | S$1,950,000 to S$2,188,888 | S$1,898 |
| 1,249 to 1,679 sq ft | 8 | S$2,775,000 | S$2,128,000 to S$2,980,000 | S$1,845 |
The smallest units sold at the lowest psf, and the 1,066 to 1,109 sq ft units at the highest. The most traded size was 614 sq ft, with 20 sales between S$1,038,888 and S$1,155,000.
URA records give the floor range and the size of each unit, not the number of bedrooms, so the table groups sales by size. Check the floor plan of any unit you view.
Is Riverfront Residences cheaper than The Florence Residences?
Yes, on the past 12 months of sales. Riverfront's median was S$1,747 psf, about 8% below the S$1,905 psf at The Florence Residences. Riverfront's median also moved less, rising about 1% while Florence's rose about 7%. Both have 99-year leases that started in 2018. See the Florence comparison for its size-by-size figures.
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 614 sq ft home, a Riverfront buyer paid a median of S$1,079,000 over the past 12 months. If Hougang Central launched at S$2,500 psf, the same size would cost S$1,535,000. That is S$456,000 more, with S$114,000 more downpayment and about S$1,264 more in monthly repayments.
| Case | Price | Downpayment (25%) | Loan (75%) | Monthly repayment | Buyer's Stamp Duty |
|---|---|---|---|---|---|
| Riverfront Residences, actual median (S$1,759 psf) | S$1,079,000 | S$269,750 | S$809,250 | S$2,991 | S$27,760 |
| Hougang Central scenario at S$2,100 psf | S$1,289,400 | S$322,350 | S$967,050 | S$3,574 | S$36,176 |
| Hougang Central scenario at S$2,300 psf | S$1,412,200 | S$353,050 | S$1,059,150 | S$3,915 | S$41,088 |
| Hougang Central scenario at S$2,500 psf | S$1,535,000 | S$383,750 | S$1,151,250 | S$4,255 | S$46,350 |
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, on what is planned. Its homes are designed to connect to Hougang station on the North East Line, and LTA plans a Cross Island Line interchange there, with Phase 1 targeted for 2030. Riverfront Residences is about 1 to 2 km from the town centre, so most trips to the station start with a walk or a bus ride. You can test that route today.
The Cross Island Line schedule is LTA's target and can change. The completion date for the Hougang Central homes has not been announced, so nobody can say yet whether residents will move in before or after the new line opens.
Who does each one suit?
- You want the most space for your budget. Riverfront Residences. At the past year's medians, S$1.28 million bought 721 sq ft there. At a S$2,300 psf scenario, the same sum would buy about 557 sq ft at Hougang Central.
- You need a home soon. Riverfront Residences, or another completed condo. Hougang Central will not be ready for years after its launch.
- You commute by train every day. Hougang Central is built around the station. Weigh that against the price gap in the table above.
- You prefer a large estate. Riverfront has 1,472 homes, so there are more units on the market at any time and more recent sales to compare against.
- You own a flat and plan to upgrade. Check the timeline and stamp duty for selling and buying before you commit to either. A resale purchase and a new launch work very differently here.
What should you check before deciding?
For Riverfront Residences, check recent sales of the same size and floor range as the unit you are viewing, the remaining lease on the title, and the route to Hougang station at the hours you travel. 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 Riverfront 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 tender commentary (16 December 2025); 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 The Florence Residences, how to read launch pricing, or ask about a specific unit.