Terrasse is the low-rise outlier of District 19, a 99-year leasehold estate on Terrasse Lane developed by MCL Land and completed in 2014. Eight blocks of just five storeys hold 414 units on a 30,196 sqm site off Yio Chu Kang Road, where Serangoon Gardens runs into Hougang. Its case rests on two things: a 1.4 plot ratio in a district that builds towers and three primary schools inside the 1km ballot radius, Rosyth among them.
Transport is the honest part. No MRT falls inside the kilometre: Kovan (NE13) is about 1.22km away and Hougang (NE14) sits within 2km, so residents use the buses along Yio Chu Kang Road or drive, with the KPE and CTE doing the highway work. Hougang becomes a Cross Island Line interchange around 2030, which upgrades the nearest full station without moving it closer. Do the real commute once at eight in the morning before you offer. Our Kovan condo guide sets out what the station-side stock costs and our Hougang condo guide covers the wider pocket.
Schools are where Terrasse pushes back hardest. Hougang Primary School, Rosyth School and Xinmin Primary School all fall within the 1km radius that decides who gets priority once P1 registration goes to a ballot. Rosyth moves demand on its own and is the strongest reason this estate holds its price despite the walk to rail. Eight more primaries sit between 1km and 2km. Our complete guide to the 2026 Primary One registration lays out the phases and our District 19 primary schools guide maps which estates catch which schools.
The ladder is the widest in this cluster. 45 one-bedders open at 506 to 657 sqft, 101 two-bedders follow at 732 to 958 sqft, and a 177-unit three-bedroom core runs 807 to 1,550 sqft. Above that sit 85 four-bedders from 1,335 to 2,497 sqft and six five-bedroom formats at 2,110 to 2,217 sqft. Ninety-one homes of four bedrooms or more in an estate of 414 is a large-format share few District 19 projects approach. Carparking is 414 lots for 414 homes, which matters where the car is structural.
Tenure runs 99 years from August 2010, so the lease expires in 2109 and a buyer today has roughly 83 years. Owners who took keys in 2014 started with about 95, and that decay belongs in any long-horizon offer. What the density buys, and what the market pays for it, follows below.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 45 | 506 - 657 | 10.87% | |
| 2 Bedroom | 101 | 732 - 958 | 24.40% | |
| 3 Bedroom | 177 | 807 - 1,550 | 42.75% | |
| 4 Bedroom | 85 | 1,335 - 2,497 | 20.53% | |
| 5 Bedroom | 6 | 2,110 - 2,217 | 1.45% | |
| Overall | 414 | 506 - 2,497 | 100.00% |
MCL Land is a residential developer established in 1963 and part of Hongkong Land under the Jardine Matheson Group. In Singapore, it has delivered a steady pipeline of private condos and ECs with practical layouts, reliable build quality, and timely completion. Notable projects include Tembusu Grand, Copen Grand (EC), Piccadilly Grand, Leedon Green, and Parc Esta. Key strengths are disciplined site selection across mature and growth precincts, partnerships with reputable architects and contractors, and adoption of sustainable design standards. Buyers typically value its consistent specifications, after-sales support, and predictable delivery, which support long-term liveability and resale confidence.
Terrasse spends its money on land instead of a platform. A 1.4 plot ratio works out at roughly 73 sqm of site area per home against about 30 sqm at a typical high-rise neighbour, which is why the 50m pool, tennis court and gym fit without being squeezed in, and why most homes are a short flight of stairs from the grounds rather than fifteen floors above them. The price band, the ladder and the buyer all follow from that.
Position before numbers. Terrasse trades below every station-side comparable in the Kovan orbit, which is the market doing its job rather than a bargain hiding in plain sight. Kovan Regency brings 378 units from 2015 about a kilometre away, Kovan Residences 521 from 2011, Kovan Melody 778 from 2006 and The Florence Residences 1,410 from 2023 inside a kilometre. Affinity at Serangoon adds 1,052 units from 2023 and The Garden Residences 613 from 2021, plus 531 executive condominium homes at Hundred Palms Residences from 2019. All run 99-year tenure, so the comparison is station distance, density and age rather than lease type.
Now the record, dated July 2026. Sixty caveats deep, the band runs $1,021 to $1,842 psf with a median around $1,476 psf, while the twelve months to July ran $1,049 to $1,842 across 20 transactions with a median near $1,582 psf. That is more than a hundred dollars per square foot above the longer-run figure, so the trend is firming. Read Terrasse price by format rather than by estate average: the width of that range is the ladder, not noise.
The wider field frames the choice. The Scala sits 150m from a Circle Line station and prices hundreds of dollars per square foot above this estate for it, while Boathouse Residences holds the district’s value tier with river frontage and no MRT either. Compass Heights anchors the district from about $806 psf, Botanique at Bartley tops it near $2,420 psf. Our District 19 new launch versus resale analysis frames the wider trade. One technical note: Terrasse was built ahead of GFA harmonisation, so ledges still sit inside its measured areas where a new launch would strip them out. And at twelve years the same stack can trade more than $100 psf apart on condition alone.
Weighing a unit here? Price the renovation rather than absorbing it, and price the block too, because ground floor and top floor are different products in a five-storey estate. Send us the listing and we will line it up against the comparable sales, honest advice, no pressure. WhatsApp us.
The Terrasse floor plan ladder runs from a 506 sqft one-bedder to a 2,497 sqft four-bedder, and the interesting end is the top. Eighty-five four-bedroom homes and six five-bedders above 2,100 sqft is genuine multi-generation stock, and our roundup of District 19 condos with the best layouts for large families explains why that inventory is thinner than buyers assume. The Minimum Occupation Period wave out of Hougang’s flats keeps feeding demand for it, and our District 19 upgrading checklist covers how the move gets financed.
Run the ladder at about $1,476 psf and it prices out cleanly: the 506 sqft one-bedder near $750,000, an 807 sqft home around $1.19m, a 1,152 sqft three-bedder about $1.70m and the 1,335 sqft four-bedder near $1.97m. Those are numbers read off the caveat record, not quotes. Compact units price high per square foot and large ones low, so a 2,497 sqft four-bedder will never trade at a two-bedder’s psf.
The prints run higher on the compact and family formats: $820,888 for a 538 sqft one-bedder in June 2025, $1,310,000 for an 807 sqft home in April 2026, $1,938,000 for a 1,152 sqft three-bedder in July 2026, $2,735,000 for a 1,819 sqft four-bedder in January 2026 and $2,138,000 for a 1,453 sqft penthouse in May 2026.
One product note that never makes the listings. Ground-floor units come with patios opening onto the gardens, and they are the best thing this estate sells. The trade is plain: low-rise means no view premium to trade on the way out. No high-floor stack commands an extra $200 psf and no penthouse tier prices off elevation. Everyone here buys ground and greenery instead.
Look at what a seller here actually competes against. The Kovan subzone contains 85 private projects and about 5,672 homes, of which only four clear 400 units, and nothing new is rising inside the subzone boundary. Low-rise land at this scale is not being released again at these plot ratios, which is the scarcity story for Terrasse in one line.
The buyer pool behind it is deep. Hougang town holds 59,942 HDB flats in 605 blocks, and 44,200 of them are four-room or larger, so nearly three quarters of the town’s stock is upgrader-sized, and those sellers buy exactly the four and five-bedroom formats this estate is full of.
Pipeline risk is low. Across the planning area’s 135 private projects and about 17,982 homes, young stock stops at 27 projects and 7,871 units, and the register beyond 2026 lists one entry, the 835-unit Hougang Central site around 2030, a high-rise site in another subzone chasing a different buyer. Our Cross Island Line analysis works through which addresses actually get repriced by the new line, and the URA Master Plan shows what else is committed to this corridor.
Absorption is steady and unforced. 113 caveats since September 2021, running 16, 31, 15, 21, 19 and 11 through July 2026, is about five and a half percent of the estate turning over each year, with 2022 the outlier when the district repriced. Rental yields run near 3.3 percent, held up by low entry quantums rather than premium rents, and the International French School and DPS International within 2km anchor an expatriate tenant pool that wants exactly this stock. Our rental yields guide explains how to test that against a specific unit.
Terrasse suits car-owning families who want ground and greenery over station steps, school-focused parents working the Rosyth radius, and multi-generation households shopping the four and five-bedroom formats. It suits Serangoon Gardens loyalists too: Chomp Chomp, myVillage and the Gardens cafe circuit sit within 2km, and Luxus Hills Park adjoins the landed streets that set this pocket’s tone.
The exit audience is that set in reverse, plus expatriate families near the French school renting low-rise space with a patio or garden outlook. Those tenants stay, which is worth more to a landlord than a headline rent.
Fit runs the other way too. Anyone whose day starts on a platform should compare The Minton or the station-side Kovan stock instead, and a view premium to trade on the way out does not exist here. Investors chasing yield should note the big formats carry this estate’s weakest rental economics, and everyone should run the lease maths to their own exit year rather than today’s.
Thinking about Terrasse? The ground-floor patio units are the estate’s best product and its least advertised, and they do not come up often. Before you offer, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.
Terrasse has 8 blocks of 5 storeys.
Terrasse rises 5 storeys across 8 blocks.
Terrasse has 414 residential units.
Terrasse offers 1 Bedroom (506 to 657 sqft), 2 Bedroom (732 to 958 sqft), 3 Bedroom (807 to 1,550 sqft), 4 Bedroom (1,335 to 2,497 sqft), 5 Bedroom (2,110 to 2,217 sqft).
The floor plans we hold for Terrasse 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.
Terrasse sits on a site of about 30,196 sqm (roughly 325,000 sqft).
Terrasse is 99-year leasehold (lease from Aug 2010).
No, Terrasse is a 99-year leasehold development (lease from Aug 2010).
Terrasse is developed by MCL Land.
Terrasse is at Terrasse Lane, off Yio Chu Kang Road near Serangoon Gardens – about 1.22km from Kovan MRT (NE13).
Terrasse is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest MRT is Kovan (NE13), about 1.22km away – most residents use the buses along Yio Chu Kang Road, or drive.
Schools within 1km of Terrasse: Hougang Primary School, Rosyth School, Xinmin Primary School.
Primary schools within 2km of Terrasse: Hougang Primary School, Rosyth School, Xinmin Primary School, CHIJ Our Lady of Good Counsel, Holy Innocents’ Primary School, Montfort Junior School, Paya Lebar Methodist Girls’ School (Primary) and Punggol Primary School. Of these, Hougang Primary School, Rosyth School and Xinmin Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Bowen Secondary School, Serangoon Garden Secondary School, Hougang Secondary School and Peicai Secondary School.
Shopping malls within about 2km of Terrasse include Hougang 1, Heartland Mall, myVillage, Hougang Green Shopping Mall, Upper Serangoon Shopping Centre and Buangkok Square Mall.
Yes – parks within about 2km of Terrasse include Parry Road Playground, Serangoon North Avenue 1 Park, Parry Avenue Field, Punggol South Park and Ci Yuan Sports Park.
Based on transactions in the last 12 months, PSF ranges from about $1,049 to $1,843.
Based on recent transactions, 1 Bedroom units start from about $821,000, 2 Bedrooms from about $1.2M, 3 Bedrooms from about $1.69M, 4 Bedrooms from about $2.62M.
Terrasse has seen average rental yields of about 3.3% based on recent transactions. Its pricing reflects the 1.22km distance to Kovan MRT – the trade for low-rise living beside the Serangoon Gardens belt. Speak to us for a detailed breakdown before committing.
Terrasse is a good fit for school-focused families – Hougang Primary School, Rosyth School, Xinmin Primary School are within 1km.
Terrasse is a 99-year leasehold condominium in District 19 developed by MCL Land, comprising 414 units across 8 low-rise blocks. It obtained TOP in 2014.
Terrasse obtained TOP in 2014.
Terrasse is fully completed – TOP was obtained in 2014. Units are now available on the resale market.
Yes. Foreigners can buy Terrasse because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Terrasse 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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