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Hougang Central · Stella Thio
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Hougang Central GLS · District 19

The Hougang Central walkthrough I gave one client, now on video

The land bid, the launch price everyone quotes, and the resale blocks next door, so you know your number before the showflat opens.

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What's in the video

Four parts, each leaving you able to do something.

01.

The land bid

Why S$1,179 psf ppr sets the floor for asking prices.

02.

The launch number

What a launch above S$2,500 psf does to a two-bedder budget.

03.

Next door

Riverfront and Florence resale prices, and the premium for new.

04.

Your exit

How I check the 2031 resale case before the showflat opens.

The site in numbers

The tender closed in January 2026. These four figures set the price of every unit that follows.

S$1.5bWinning bidCapitaLand and UOL, for the residential and retail site above Hougang MRT.
S$1,179psf ppr land rateThe cost of the land per buildable square foot, before a single wall goes up.
830Homes plannedAbove roughly 300,000 sq ft of shops, the bus interchange and the NEL station.
3Bids receivedSim Lian and a Frasers-led group came in at S$1,155 and S$1,100 psf ppr.

Source: URA Government Land Sales results and the winning consortium's announcement, January 2026.

Bonus guideThe Hougang Central WatchlistOne page
Yours after the video

The Hougang Central Watchlist

The video explains the thinking. The watchlist is the part you keep: one page of the numbers I check, so you can run them yourself when the price list finally lands.

  • The three bids and the psf each one implies

    What each bidder was prepared to pay for the land, and the launch price that follows from it.

  • Resale price bands for the blocks next door

    Where Riverfront and Florence resale units are trading now, so you can see the premium for new.

  • Five checks I run before any launch

    The questions I ask about the stack, the unit mix and the exit before I let a client book.

Sent to your WhatsApp after you watch. No mailing list.Watch the video
Stella Thio
[Agent photo: assets/img/agent.webp]
Your host

Stella Thio

· Luxury specialist · CEA

I work from the caveats, not the brochure. For Hougang Central that means the three bids, the neighbours' resale record and the exit case, before anyone talks about the showflat. If a number doesn't add up, I'll say so before you commit.

  • Project Chief for 14 Core Central Region developments
  • PropNex Millionaire, 2020 to 2024
  • Six-time Champion Luxury Tagger
  • Former Senior Dealing Director · NUS Economics and Statistics

"A launch is not cheap because a brochure says so. It is cheap when the caveat says so, and the caveats are public. I just read them for you."

—
Ready when you are

Know your number before the showflat opens

The video and the watchlist are free, and there's no time slot to book. Register once and the page opens; watch it tonight or on the train tomorrow.

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