Hougang Central vs Sengkang Grand Residences: Two Integrated Developments, One Stop Apart
Sengkang Grand Residences is the nearest example of what Hougang Central is planned to be: homes above a mall, a bus interchange and an MRT station. It is one stop away on the North East Line, and it has a sale record you can check. This page compares the two.
By Melvin Tan, ERA Realty Network (CEA R026686A) · Updated 12 November 2026
Why compare Hougang Central with Sengkang Grand Residences?
Because it is the closest example of the same kind of home in the same part of Singapore. Both are integrated developments with homes above a mall, a bus interchange and a North East Line station, and CapitaLand is a developer of both. Sengkang Grand Residences launched in 2019, so its sales show what buyers now pay for this type of home nearby.
How do the two developments compare?
| Item | Sengkang Grand Residences | Hougang Central |
|---|---|---|
| Status | Launched October 2019. Units change hands on the open market | Not launched. Sales launch targeted for 2H2027 |
| Homes | 680 units in nine blocks | About 830 units (preliminary) |
| Tenure | 99 years from 2018, so about 91 years left | 99 years. Start date not yet published |
| Integrated with | Buangkok MRT, a mall, bus interchange, hawker centre, community club and childcare centre | Hougang MRT, about 300,000 sq ft of retail, a new bus interchange and a town plaza |
| Rail | North East Line | North East Line, with a Cross Island Line interchange planned for 2030 |
| Developers | CapitaLand and City Developments Limited | CapitaLand Development and the UOL consortium (homes); CICT (retail) |
| Land price | S$777.78 million, August 2018 | About S$1.5 billion, January 2026 |
| Price evidence | 82 URA transactions, December 2024 to October 2026 | None yet |
Sengkang Grand Residences details come from the developers' October 2019 launch release, and its tenure from URA's records. Hougang Central details come from the CapitaLand and CICT award release.
What do units at Sengkang Grand Residences sell for?
From November 2025 to October 2026, URA recorded 38 sales at Sengkang Grand Residences at a median of S$2,075 psf. That is higher than any of the other condos compared on this site. Prices ran from S$888,000 for a 474 sq ft unit to S$3.08 million for a 1,313 sq ft unit. The 44 sales in the 11 months before had a median of S$2,015 psf.
| Unit size | Sales | Median price | Price range | Median psf |
|---|---|---|---|---|
| 474 sq ft | 7 | S$908,000 | S$888,000 to S$958,888 | S$1,917 |
| 624 sq ft | 4 | S$1,264,444 | S$1,208,000 to S$1,300,000 | S$2,025 |
| 732 to 764 sq ft | 7 | S$1,572,000 | S$1,522,000 to S$1,620,800 | S$2,067 |
| 936 sq ft | 7 | S$1,958,000 | S$1,890,000 to S$2,025,000 | S$2,091 |
| 1,012 to 1,055 sq ft | 10 | S$2,249,000 | S$2,160,000 to S$2,358,000 | S$2,202 |
| 1,313 to 1,324 sq ft | 3 | S$2,700,000 | S$2,500,000 to S$3,080,000 | S$2,039 |
URA records every one of these 82 sales as a sub-sale, the term for a resale before the development receives its Certificate of Statutory Completion. 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.
What did buyers pay at launch in 2019?
The developers' 2019 release gave starting prices of S$798,000 for a 474 sq ft one-bedroom plus study and S$2.1 million for the largest 1,324 sq ft unit. In the past year, 474 sq ft units sold for a median of S$908,000, and 1,324 sq ft units for S$2.5 million and S$2.7 million.
Starting prices are for the cheapest unit of each type, so the gap with later sales is not the same as the average gain for buyers. Past prices also do not predict what will happen at Hougang Central, which launches into a different market with a higher land cost.
What could Hougang Central cost, compared with Sengkang Grand Residences?
Nobody knows until the developers publish a price list. What the comparison does show is this: Sengkang Grand Residences, about seven years after launch, sells at a median of about S$2,075 psf. Hougang Central's land cost about S$1,179 psf per plot ratio, and our land price guide explains why S$2,500 psf should be read as a mid-range case rather than an upper limit.
For a 936 sq ft home, a Sengkang Grand Residences buyer paid a median of S$1,958,000 over the past 12 months. The table shows the same size at three Hougang Central scenario prices.
| Case | Price | Downpayment (25%) | Loan (75%) | Monthly repayment | Buyer's Stamp Duty |
|---|---|---|---|---|---|
| Sengkang Grand Residences, actual median (S$2,091 psf) | S$1,958,000 | S$489,500 | S$1,468,500 | S$5,428 | S$67,500 |
| Hougang Central scenario at S$2,100 psf | S$1,965,600 | S$491,400 | S$1,474,200 | S$5,449 | S$67,880 |
| Hougang Central scenario at S$2,300 psf | S$2,152,800 | S$538,200 | S$1,614,600 | S$5,968 | S$77,240 |
| Hougang Central scenario at S$2,500 psf | S$2,340,000 | S$585,000 | S$1,755,000 | S$6,487 | S$86,600 |
At S$2,100 psf, Hougang Central would cost about the same as Sengkang Grand Residences does today. Each S$200 psf above that adds about S$187,000 to the price of a 936 sq ft home and about S$520 a month to the repayment. See the CPF and loan guide for the cash and CPF you would need.
Which location is better?
It depends on where you travel. Both are on the North East Line, one stop apart. Hougang will also become a Cross Island Line interchange, targeted by LTA for 2030, which adds east-west routes that Buangkok does not have. See the Cross Island Line guide for the stations and dates.
Who does each one suit?
- You want an integrated development and need a home soon. Sengkang Grand Residences. Units come up for sale regularly, with 82 sales in under two years.
- You want a fresh 99-year lease. Hougang Central. Sengkang Grand Residences' lease started in 2018.
- You want two rail lines at your doorstep. Hougang Central, once the Cross Island Line opens.
- Your budget is fixed near S$2 million. Sengkang Grand Residences gives you a known price for about 936 sq ft. At Hougang Central, the same budget may buy less space.
- You own a flat and plan to upgrade. Check the timeline and stamp duty for selling and buying before you commit to either.
What should you check before deciding?
For Sengkang Grand Residences, check recent sales of the same size and floor range, the remaining lease, and how busy the mall and bus interchange are at the hours you would use them. For Hougang Central, wait for the price list, unit mix, floor plans and completion date, and compare them with Sengkang Grand Residences' figures on this page.
Sources (retrieved 12 November 2026): URA private residential transaction records for Sengkang Grand Residences, December 2024 to October 2026, via the URA Data Service; CapitaLand and CDL Sengkang Grand Residences release (23 October 2019); CapitaLand and CICT award release (14 January 2026); LTA Cross Island Line; MAS loan rules; IRAS stamp duty. Medians and repayment figures are our own calculations from these sources.
Next: land price explained, Hougang Central vs Midtown Residences, or ask about a specific unit.