2 Hougang Street 32, Singapore 534041; 4 Hougang Street 32, Singapore 534040; 6 Hougang Street 32, Singapore 534039; 8 Hougang Street 32, Singapore 534038; 10 Hougang Street 32, Singapore 534037
Parc Vera is the quiet one. Sim Lian completed it in 2014 with 452 homes across four blocks of up to 17 storeys on a 15,630 sqm site at Hougang Street 32, and two decisions made at the drawing board still define it: no unit here is smaller than 710 sqft, and at roughly 289 homes per hectare the plot is less densely built than the estates it competes with. Fewer neighbours share the facilities, and the estate is calmer day to day as a direct result.
Hougang MRT (NE14) is about 850m on foot, ten to twelve minutes, and we would not sell that as a doorstep connection. What it is instead is a station with a future: Hougang becomes a Cross Island Line interchange around 2030, joining the island’s longest planned line to the existing North East Line. That is the clearest catalyst attached to any address in this pocket, and a 2014 estate has not priced it the way a launch selling today would.
Two primary schools sit inside the 1km ballot radius: Holy Innocents’ Primary School and Xinghua Primary School. That is a narrower catchment than the neighbouring riverside estates offer, and worth knowing before you shortlist on schools alone. The 2km ring adds CHIJ Our Lady of the Nativity, Montfort Junior, Paya Lebar Methodist Girls’ Primary, Punggol Primary, Xinmin and Yio Chu Kang. Radius only decides the balloted phases of P1 registration, which our complete guide to the 2026 Primary One registration exercise sets out in order, and our roundup of the top primary schools near District 19 condos puts the catchment in context.
The mix is where Parc Vera separates from almost everything built around it. There are no one-bedroom units at all. 144 two-bedders run 710 to 1,109 sqft, and 248 three-bedders from 872 to 1,302 sqft are more than half the estate. Above them the formats get genuinely unusual: 48 four-bedroom homes running to 2,971 sqft in the P1 series, ten five-bedders at 3,283 to 3,305 sqft, and two six-bedroom penthouses at 3,950 sqft. Parking is 452 lots against 452 homes, which matters where there are no small formats and therefore no small households.
Tenure runs 99 years from 20 December 2010, leaving about 84 years, the oldest lease of the four estates in this Hougang and Buangkok cluster and part of why the psf here sits where it does. At twelve years the building reads as settled rather than dated, and most units are still on their first renovation cycle. The buying section below sets out what that combination is actually worth.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 2 Bedroom | 242 | 710 - 1,109 | 53.54% | ||
| 3 Bedroom | 150 | 1,130 - 1,302 | 33.19% | ||
| 4 Bedroom | 48 | 1,410 - 2,971 | 10.62% | ||
| 5 Bedroom | 10 | 3,283 - 3,305 | 2.21% | ||
| 6 Bedroom | 2 | 3,950 | 0.44% | ||
| Overall | 452 | 710 - 3,950 |
Sim Lian Group is a Singapore developer with roots since 1976 and decades of delivery across residential, commercial, industrial, retail and integrated projects. Backed by an in-house construction arm, the team has completed large-scale, well-received homes such as Treasure at Tampines, Emerald of Katong, Altura EC, The Botany at Dairy Farm, and the integrated Hillion development. They also developed the pilot DBSS, The Premiere @ Tampines. For buyers, the track record points to practical, efficient layouts, consistent build standards, and reliable handovers, supported by the capacity to execute complex, multi-phase projects. The group also holds investment assets in Australia, reflecting disciplined capital management.
Parc Vera is built for people who intend to stay. An estate with no shoebox stock attracts owner-occupiers rather than traders, and the record shows it: 81 trades in five years on 452 homes. That is a calmer place to live and a thinner book to price against, and both halves belong in your decision. The sections below cover the price, the formats and the supply.
Structurally this sits below its cluster, and the reasons are readable rather than mysterious. The Tembusu brings 337 freehold units from 2016 at 0.63km and Trilive 222 freehold units from 2018 at 0.46km, and that freehold pair explains part of the leasehold discount. Stars of Kovan adds 390 units from 2019 at 0.87km. Wider still, Botanique at Bartley trades near a $2,000 psf median for a newer Circle Line building, Jewel @ Buangkok near $1,775 psf for a 250m MRT walk and River Isles near $1,471 psf on the Punggol LRT. Parc Vera sits below all three, and the walk, the 2010 lease start and the narrower catchment are what the gap is made of.
Now the record. As of June 2026, the last sixty caveats ran between $887 and $1,649 psf with a median around $1,411 psf. The twelve months to June hold 16 of those trades at a median near $1,488 psf in a band of $1,028 to $1,649, so the recent record sits above the longer one. Of the 27 District 19 projects we have reviewed, only about 3 of 26 neighbouring estates trade cheaper on average, with Compass Heights anchoring the district’s value end from about $806 psf.
One technical note. Parc Vera predates GFA harmonisation, so its published areas are measured to the older standard with aircon ledges counted in, which the current rulebook leaves out. Set beside a post-harmonisation launch, the square feet are not the same measure. Our comparison of new launch versus resale in District 19 puts hard numbers against that gap.
Working out what a specific stack is worth on a book this thin? That is exactly the job we do best. Send us the unit and we will pull every comparable that fits, honest advice, no pressure. WhatsApp us.
Run the Parc Vera floor plan ladder at the $1,411 median and it prices out as follows. The 710 sqft two-bedder lands near $1.0m, the 1,109 sqft two-bedder around $1.56m, the 872 sqft three-bedder about $1.23m and the 1,302 sqft three-bedder near $1.84m, with the 1,410 sqft four-bedder close to $2.0m. Treat those as arithmetic on the caveat record rather than quotes, and expect the large formats to fall well below the line.
The live prints fill it in. An 883 sqft two-bedder cleared $1,416 psf for $1.25m in June 2026, a 1,141 sqft three-bedder $1,595 psf for $1.82m in January 2026, and a 1,410 sqft four-bedder $1,489 psf for $2.1m in March 2025. Then the print that explains the top of the ladder: a 3,305 sqft penthouse cleared $1,028 psf for $3.399m in April 2026, well under the estate median. Buyers at that end pay for space rather than psf, and the taper is where the genuine value in an estate like this sits. Our roundup of District 19 condos with the best layouts for large families puts these formats alongside their nearest rivals.
Put the top end in context. A current launch in this region calls 1,400 sqft a four-bedder, and the largest four-bedders at Parc Vera are more than double that. Only twelve units sit in the five and six-bedroom band, so they trade rarely, which supports value and narrows the buyer pool on exit at the same time. The counterpoint is equally honest: with nothing under 710 sqft, entry quantums start above $1m even though the psf is low. Our guide to condominium maintenance fees explains why the ownership profile of an estate matters as much as the headline monthly figure.
Scale is not the draw here, so start with the field. Across the Kangkar subzone sit eight private developments totalling about 5,574 homes, and at 452 units Parc Vera is the smallest of the set. In a pocket that size, competing on scarcity of format is a better position than competing on volume, and no new private project is under construction inside the subzone to change the arithmetic.
The demand side is where the depth is. Hougang is a town of about 59,942 HDB flats in 605 blocks, and 44,200 of those are 4-room or larger. For a family leaving one of those flats, the sizes here translate directly rather than asking for compromise, which is why a no-shoebox estate near two primary schools keeps finding buyers. Our Hougang upgrader guide covers the shortest move in the district and our District 19 upgrading checklist walks the mechanics step by step.
The pipeline is real but contained. About 835 new homes are due at Hougang Central around 2030 from the government land sale site there, and our piece on what the Hougang GLS site means for buyers covers what that does to pricing here. Behind it, the Paya Lebar Airbase relocation frees roughly 800 hectares in the 2030s and lifts the aviation height restrictions that have capped this belt, as the URA Master Plan’s regional plans set out, and our analysis of how the Cross Island Line will move District 19 prices walks through which pockets stand to gain most.
Then the two checks. The Parc Vera lease from December 2010 leaves about 84 years, comfortable for a family occupation and worth building into a long-horizon offer. Liquidity is the softer number: 81 caveats since August 2021, running 11, 14, 17, 17, 16 and 6 by June 2026. Low turnover is a sign of residents rather than traders, but it also means fewer recent comparables when you price an offer, so give that step more time than usual. Rental yields have averaged about 3.4 percent, and our rental yields guide explains what that figure has to cover.
This suits upgrader families who want space and a quieter estate, buyers positioning ahead of the Cross Island Line interchange, and the small group of households hunting the rare large penthouse formats. It is a harder fit for anyone buying the cheapest way into private property, because there is no compact stock, and for commuters who want the platform in sight of the lobby. Facilities are modest given the compact site, the flip side of the low density that makes Parc Vera calm.
Landlords read it differently. With no compact stock to let, the tenant is a family taking a 900 to 1,300 sqft home, which means a longer tenancy and lower turnover cost. The exit audience is the same upgrader pool that buys, and the Cross Island Line should widen the tenant catchment well before it changes the sale price.
Fit runs in the other direction too. If you want scale and a fuller facilities deck, Riverfront Residences brings 1,472 homes from 2023 just under a kilometre away and Kingsford Waterbay 1,157 from 2018. If river frontage is the point, Boathouse Residences has 493 units from 2015 on the water, and Rio Vista 716 from 2004 with even larger floor plates on a shorter lease. Our Hougang condo guide covers what your money buys across the town and our Kovan condo guide does the same for the stop next door.
Thinking about Parc Vera? The gap between a standard three-bedder and the penthouse stacks here is enormous in both price and scarcity, and on a book this thin the last comparable may not be the right one. Before you shortlist, talk to us. We will walk the comparables with you, honest advice, no pressure. WhatsApp us.
Parc Vera has 4 blocks of 17 storeys.
Parc Vera rises 17 storeys across 4 blocks.
Parc Vera has 452 residential units.
Parc Vera offers 2 Bedroom (710 to 1,109 sqft), 3 Bedroom (1,130 to 1,302 sqft), 4 Bedroom (1,410 to 2,971 sqft), 5 Bedroom (3,283 to 3,305 sqft), 6 Bedroom (3,950 sqft).
The floor plans we hold for Parc Vera are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Parc Vera sits on a site of about 15,630 sqm (roughly 168,200 sqft).
Parc Vera is 99-year leasehold (lease from Dec 2010).
No, Parc Vera is a 99-year leasehold development (lease from Dec 2010).
Parc Vera is developed by Sim Lian Group.
Parc Vera is at Hougang Street 32 – about 850m from Hougang MRT (NE14), a future Cross Island Line interchange.
Parc Vera is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest MRT is Hougang (NE14), about 850m away, which becomes a Cross Island Line interchange around 2030. Kovan (NE13) is within 2km.
Schools within 1km of Parc Vera: Holy Innocents’ Primary School, Xinghua Primary School.
Primary schools within 2km of Parc Vera: Holy Innocents’ Primary School, Xinghua Primary School, CHIJ Our Lady of the Nativity, Montfort Junior School, Paya Lebar Methodist Girls’ School (Primary), Punggol Primary School, Xinmin Primary School and Yio Chu Kang Primary School. Of these, Holy Innocents’ Primary School and Xinghua Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Holy Innocents’ High School, Yuying Secondary School, Monfort Secondary School and Serangoon Secondary School.
Shopping malls within about 2km of Parc Vera include Hougang Mall, Heartland Mall, Kang Kar Mall and Hougang Green Shopping Mall.
Yes – parks within about 2km of Parc Vera include Hougang Avenue 5 Park, Hougang Avenue 1 Park, Hougang Crest Sports Park, Realty Park and Sungei Serangoon Park Connector.
Based on transactions in the last 12 months, PSF ranges from about $1,029 to $1,649.
Based on recent transactions, 2 Bedroom units start from about $1.02M, 3 Bedrooms from about $1.87M, 4 Bedrooms from about $2M, 5 Bedrooms from about $3.4M.
Parc Vera has seen average rental yields of about 3.4%, with Hougang MRT about 850m away and set to become a Cross Island Line interchange around 2030. Its entry PSF starts near $1,029, low for the area, though the absence of small units keeps quantums higher. Speak to us for a detailed breakdown before committing.
Parc Vera is a good fit for school-focused families – Holy Innocents’ Primary School, Xinghua Primary School are within 1km.
Parc Vera is a 99-year leasehold condominium in District 19 developed by Sim Lian Group, comprising 452 units across 4 blocks. It obtained TOP in 2014.
Parc Vera obtained TOP in 2014.
Parc Vera is fully completed – TOP was obtained in 2014. Units are now available on the resale market.
Yes. Foreigners can buy Parc Vera because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Parc Vera is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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