Private property prices per square foot in Kangkar
$1,560median private resale per ft², 237 caveats (12 months)
High confidence·95% CI $1,510–$1,600 per ft²·n = 237 caveatsThe range the true middle figure is likely to sit in, from the ordered caveats themselves rather than an assumed distribution. The grade is that range’s width as a share of the figure: High within ±3%, Medium within ±6%, Low wider. Here it is ±2.9%.
The median private resale price in Kangkar (Hougang, North-East Region) is S$1,560 per square foot (S$16,800 per square metre), from 237 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +6.1% a year in cash terms, or +4.1% a year after inflation. HDB resale here runs S$673 per square foot from 174 resales, at a median 4-room price of S$755,000: a separate register, never combined with the private figures.
Map of 7 private developments in Kangkar that recorded a caveat in the last 12 months. Each square is one development, placed at its own coordinate and coloured by median price per square foot. URA permits derived statistics and not the caveats themselves, so a square is a median across a development rather than one sale.
Private prices in Kangkar The two registers record different events: HDB registers a resale on completion, weeks after the price was agreed, while URA records a caveat lodged when the buyer exercises the option. Published side by side, on their own windows and their own counts, and never averaged into one figure.
Median price per ft²The middle resale price per square foot of 174 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.
$673
n = 174 resales
Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.
$639,000
median flat 990 ft²
Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.
66 yrs
of a 99-year lease
9 of 174 resales here crossed $1,000,000 in the last 12 months (5.2%).
How prices are spread in KangkarEvery resale in Kangkar over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 174 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.
Distribution of S$/ft² for 174 resales in Kangkar over the last 12 months. They run from $470 to $921. The median is $673/ft² with a 95% CI of $614 to $737 and a middle 60% running $547 to $810. Every one of these sales is listed in the table below.
$470$921
p20 $547
p80 $810
95% CI $614–$737
By flat type
HDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.
Every HDB resale registered here in the last 12 months.
CPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.
Kangkar, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.
Years of lease remaining
Median price per ft²
Transactions behind the figure
50-59 yearsmedian $558,000
$534/ft²
n = 77
60-69 yearsmedian $545,000
$528/ft²
n = 29
80-89 yearsmedian $767,500
$775/ft²
n = 36
90-99 yearsmedian $763,900
$764/ft²
n = 88
Across these bands the rate falls 30% from $764/ft² at 90-99 years to $534 at 50-59, on 4-room flats in Kangkar. No. This compares flats that sold in the same three years with different amounts of lease left: it is a snapshot across the market today, not a path any single flat will follow. Nothing here applies Bala’s Table or any leasehold-value formula, and this site does not value property.
Price by floor, 4-room
HDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.
Kangkar, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.
Storey band
Median price per ft²
Transactions behind the figure
Floors 1 to 3
$558/ft²
n = 9
Floors 4 to 6
$563/ft²
n = 10
Floors 7 to 9
$765/ft²
n = 15
Floors 10 to 12
$752/ft²
n = 23
Floors 13 to 15
$792/ft²
n = 12
Floors 16 to 21
$806/ft²
n = 8
Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.
Ranked against 174 resales in Kangkar (12 months).
S$
ft²
S$639,000 for 949 ft² is around the 50th percentile of the 174 resales recorded here.
50%
CheaperMore expensive
Sellers: How much is my flat worth? Floor area × the median price per square foot in Kangkar, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.
At the median of S$673 per square foot, over 174 resales (12 months).
A market figure for that size in Kangkar, not a valuation of your flat.
ft²
S$639,000
middle 60% of resales: S$519,000 to S$769,000 for that size · 174 resales, 12 months
95% CI $1,510–$1,600 · n = 237 strata caveats (12 months)
Median price
$1,250,000
n = 237 resale caveats (12 months)
How private prices are spread in KangkarEvery private resale caveat in Kangkar over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.
Distribution of S$/ft² across 237 private resale caveats in Kangkar over the last 12 months. They run from $1,000 to $2,010. The median is $1,560/ft² with a 95% interval of $1,510 to $1,600 and a middle 60% running $1,400 to $1,760.
$1,000$2,010
p20 $1,400
p80 $1,760
95% CI $1,510–$1,600
By property type
URA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.
Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.
Property type
Median price per ft²
Transactions behind the figure
Apartmentmedian $1,148,000
$1,640/ft²
n = 183
Condominiummedian $1,524,000
$1,320/ft²
n = 54
Executive Condominiummedian $1,534,444
$1,350/ft²
n = 32
Buyers: Where does a price sit?Your price divided by your floor area, placed between the published percentiles for private resales here. URA permits statistics and not the caveats, so this is a position between known percentiles rather than a rank against every sale. It reads the same figures as the spread above.
Placed on the published percentiles for 237 caveats in Kangkar (12 months).
S$
ft²
S$1,250,000 for 801 ft² is around the 50th percentile of the 237 caveats recorded here.
50%
CheaperMore expensive
Sellers: How much is my home worth? Floor area × the median price per square foot in Kangkar, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.
At the median of S$1,560 per square foot, over 237 caveats (12 months).
A market figure for that size in Kangkar, not a valuation of your flat.
ft²
S$1,250,000
middle 60% of caveats: S$1,120,000 to S$1,410,000 for that size · 237 caveats, 12 months
Private sales by project in Kangkar
7 developments with at least ten caveats in the last 12 months.
URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window. Developments with at least ten caveats in the window, so each median rests on a sample. The rate column is resale, matching the headline above; a launch rate takes its own column because new sales run 41 to 42 per cent higher per square foot. Landed has no rate: it is priced on land area.
Private sales by project in Kangkar, last 12 months
Tenure
New sale S$/ft²
Details
Riverfront ResidencesHougang Avenue 7
99 yrs lease commencing from 2018
112
$1,260,000
$1,750
no launch
Parc VeraHougang Street 32
99 yrs lease commencing from 2010
13
$1,380,000
$1,580
no launch
Kingsford WaterbayUpper Serangoon View
99 yrs lease commencing from 2014
64
$1,039,000
$1,460
no launch
Boathouse ResidencesUpper Serangoon View
99 yrs lease commencing from 2011
19
$1,510,000
$1,430
no launch
Heron BayUpper Serangoon View
99 yrs lease commencing from 2012
20
$1,519,444
$1,410
no launch
Rio VistaUpper Serangoon View
99 yrs lease commencing from 2001
22
$1,545,000
$1,220
no launch
The FloridaHougang Avenue 7
99 yrs lease commencing from 1997
12
$1,535,000
$1,120
no launch
Public (HDB) rents in KangkarHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.
Approved HDB rentals in the last 12 months, against resale prices for the same flat type.
Gross yield, 4-roomA year of median rent over the median resale price for the same flat type. Gross, before costs; a ratio is dimensionless so it compares with the private yield, but a 99-year lease that cannot be let in its first five years is not the same asset.
5.3%
on 89 years of lease remaining
Median rent, 4-room
$3,350/mo
from 88 approved rentals (12 months)
Median resale price, 4-room
$755,000
from 77 resales (12 months)
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Rent by flat type
Every yield is matched on flat type, because the rental market skews to small flats and the resale market to large ones: blended, the two medians would describe different populations. Read each yield against the lease in its row: a shorter lease is cheaper to buy, so it yields more while wasting faster.
Approved HDB rentals in Kangkar over the last 12 months, each flat type against the resale price of the same flat type.
Flat type
Median monthly rent
Gross yield
3-room$448,000 to buy, from 61 resales, on 56 years of lease remaining. The rent is the median of 107 approved rentals over 12 months.
$2,700/mo
7.2%
4-room$755,000 to buy, from 77 resales, on 89 years of lease remaining. The rent is the median of 88 approved rentals over 12 months.
$3,350/mo
5.3%
5-room$898,888 to buy, from 31 resales, on 89 years of lease remaining. The rent is the median of 23 approved rentals over 12 months.
$3,500/mo
too few rentals
Private rents in KangkarURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.
Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.
Gross yield rangeA year of median rent over the median resale price for units of the same floor-area band, over the same twelve months. Gross, before costs; a ratio is dimensionless so it compares with the HDB yield, but a 99-year HDB lease and a possibly-freehold private unit are not the same asset.
3.0%–4.2%
across 4 size bands; no band contains this area's median home
Median monthly rent
$3,200/mo
middle 50% $2,800–$3,700 · all sizes, 729 contracts (12 months)
Median resale price
$1,250,000
all sizes, 237 resale caveats (12 months)
Loading…
Rent by unit size
Floor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.
Lease contracts lodged with URA in Kangkar over the last 12 months, each size band against the resale price of the same size band.
Unit size
Median monthly rent
Gross yield
40–50 m²$769,000 to buy, from 40 resale caveats. The rent is the median of 233 lease contracts over 12 months.
$2,700/mo
4.2%
50–60 m²$1,060,000 to buy, from 31 resale caveats. The rent is the median of 100 lease contracts over 12 months.
$3,200/mo
3.6%
60–70 m²$1,044,000 to buy, from 40 resale caveats. The rent is the median of 137 lease contracts over 12 months.
$3,200/mo
3.7%
70–80 m²$1,233,444 to buy, from 12 resale caveats. The rent is the median of 49 lease contracts over 12 months.
$3,500/mo
too few resales
80–90 m²$1,480,000 to buy, from 35 resale caveats. The rent is the median of 61 lease contracts over 12 months.
$3,700/mo
3.0%
90–100 m²$1,510,000 to buy, from 21 resale caveats. The rent is the median of 42 lease contracts over 12 months.
$3,963/mo
too few resales
100–110 m²$1,833,888 to buy, from 23 resale caveats. The rent is the median of 32 lease contracts over 12 months.
$4,250/mo
too few resales
110–120 m²$1,555,000 to buy, from 20 resale caveats. The rent is the median of 54 lease contracts over 12 months.
$4,100/mo
too few resales
120–130 m²$1,868,000 to buy, from 5 resale caveats. The rent is the median of 12 lease contracts over 12 months.
$4,450/mo
too few lettings and too few resales
130–140 m²$2,800,000 to buy, from 5 resale caveats. The rent is the median of 5 lease contracts over 12 months.
$6,200/mo
too few lettings and too few resales
725 of 729 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.
Rent by bedrooms
URA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.
Lease contracts lodged with URA in Kangkar over the last 12 months.
Bedrooms
Median monthly rent
Transactions behind the figure
1 bedroom
$2,710/mo
n = 262
2 bedrooms
$3,300/mo
n = 273
3 bedrooms
$4,000/mo
n = 176
711 of 729 contracts are in the rows above. 18 are in sizes with too few lettings to publish.
Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.
Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.
Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).
HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made
Copy one of these, or adapt it.
Plain text
IndexProp SG, "Property prices in Kangkar", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/kangkar. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.
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<a href="https://indexprop.com/sg/property-prices/neighbourhood/kangkar">Property prices in Kangkar - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.