At current D19 rental rates, gross yield at Hougang Central is sub-3% for most unit types at ~$3,126 psf. After mixed-development maintenance fees, net yield falls below 2.5%. This is a capital appreciation play, not a yield play.
Price and layout are the easy part. Before you offer on any resale condo, check the remaining lease, the MCST's sinking fund, and the rental yield against your mortgage.
The flyer says "from $2,100 psf." That number describes exactly one unit type in the project, almost always the smallest and cheapest, and it is very likely not the layout you actually need. Compare that headline figure against a different project's headline figure and you&...
One number at a time, GLS tenders don't say much. Lined up in order from September 2025 to September 2026, they say a great deal. Part 2 of the Tale of Two Cities series reads the data straight.
Lentor Gardens Residences already proved its yield is thin. Dunearn House's is a projection. Thomson Reserve doesn't have one yet. None of the three is a strong standalone rental play.
At ~$3,126 psf harmonised, Hougang Central prices at roughly 50 to 60% above the best adjusted D19 resale comps. The premium is real, here's whether it's justified and for which buyer profiles.
You've seen the number on every flyer and every bank's website: up to 75% LTV. That's not what your bank will lend you. It's the theoretical ceiling anyone could borrow under, and the gap between that ceiling and your actual written quote...
19,600 BTO flats. Land bids up 57%. Same year, same country, and neither number is wrong. Part 1 of the Tale of Two Cities series explains why public and private housing run on separate tracks.
A launch psf only means something against what's transacting next door. Comparing Thomson Reserve, Dunearn House, and Lentor Gardens Residences against their real corridor comps.