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HDB · 530420

Blk 420 Hougang Ave 10

Project page · 99-year lease from 1989

Indicative value range
S$622,038 – S$675,001
Indicative mid S$656,410 · S$6,252 psm

Based on 23 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 40104 TO 0692 sqmS$575,000S$6,250 psm×1.000S$6,250 psm
Oct 2026Blk 40610 TO 1291 sqmS$590,000S$6,484 psm×1.000S$6,484 psm
Oct 2026Blk 46313 TO 15106 sqmS$730,000S$6,887 psm×1.000S$6,887 psm
Oct 2026Blk 45007 TO 09105 sqmS$615,000S$5,857 psm×1.000S$5,857 psm
Oct 2026Blk 46304 TO 06106 sqmS$720,000S$6,792 psm×1.000S$6,792 psm
Sept 2026Blk 45601 TO 03105 sqmS$620,000S$5,905 psm×1.000S$5,905 psm
Aug 2026Blk 45101 TO 03105 sqmS$598,000S$5,695 psm×1.000S$5,695 psm
Aug 2026Blk 40607 TO 0991 sqmS$580,000S$6,374 psm×1.000S$6,374 psm
Aug 2026Blk 41104 TO 0691 sqmS$568,888S$6,252 psm×1.000S$6,252 psm
Aug 2026Blk 51510 TO 12104 sqmS$661,888S$6,364 psm×1.000S$6,364 psm
Jul 2026Blk 51607 TO 09104 sqmS$660,000S$6,346 psm×1.000S$6,346 psm
Jul 2026Blk 44707 TO 09118 sqmS$678,000S$5,746 psm×1.000S$5,746 psm
Jul 2026Blk 41501 TO 0393 sqmS$590,000S$6,344 psm×1.000S$6,344 psm
Jul 2026Blk 45101 TO 03105 sqmS$570,000S$5,429 psm×1.000S$5,429 psm
Jun 2026Blk 45004 TO 06115 sqmS$725,000S$6,304 psm×0.999S$6,295 psm
Jun 2026Blk 40604 TO 0691 sqmS$530,000S$5,824 psm×0.999S$5,816 psm
Jun 2026Blk 41104 TO 0691 sqmS$560,000S$6,154 psm×0.999S$6,145 psm
May 2026Blk 44810 TO 12105 sqmS$625,000S$5,952 psm×0.999S$5,944 psm
Apr 2026Blk 41313 TO 1591 sqmS$600,000S$6,593 psm×0.999S$6,584 psm
Jan 2026Blk 45207 TO 09110 sqmS$688,000S$6,255 psm×0.996S$6,227 psm
Jan 2026Blk 45710 TO 12104 sqmS$768,000S$7,385 psm×0.996S$7,352 psm
Jan 2026Blk 45610 TO 12104 sqmS$645,000S$6,202 psm×0.996S$6,174 psm
Dec 2025Blk 45804 TO 06104 sqmS$680,000S$6,538 psm×0.995S$6,503 psm

How accurate is this estimate for Hougang Ave 10?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 61 sales in Hougang Ave 10 since.

Median error
4.1%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

6.03% gross yield

S$39,600 of rent a year against the estimate above · 0.65 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 55 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.68%, from 62 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20264134 ROOMS$3,500
Sept 20264114 ROOMS$3,500
Sept 20264204 ROOMS$3,500
Sept 20264014 ROOMS$3,500
Sept 20264524 ROOMS$3,300
Sept 20265094 ROOMS$3,250
Sept 20264574 ROOMS$3,000
Aug 20264634 ROOMS$3,800

median of 55 HDB rental approvals for 4 ROOM on Hougang Ave 10 since 2025-11.

Buying or selling at S$656,410?

Buying: Stamp duty on S$656,410 · Cash and CPF needed on S$656,410 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$656,410.

Each opens with this figure filled in; change anything there.

Primary schools near 420 Hougang Ave 10

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 420 · 5 ROOM · 04 TO 06 · Improved · 62 years left
121 sqmS$718,000S$5,934 psm
Oct 2025
Blk 420 · 4 ROOM · 04 TO 06 · Model A · 63 years left
104 sqmS$700,000S$6,731 psm
Oct 2024
Blk 420 · 4 ROOM · 07 TO 09 · Model A · 64 years left
105 sqmS$648,000S$6,171 psm
Oct 2024
Blk 420 · 4 ROOM · 04 TO 06 · Model A · 64 years left
105 sqmS$620,000S$5,905 psm
Sept 2024
Blk 420 · 4 ROOM · 04 TO 06 · Model A · 64 years left
113 sqmS$655,888S$5,804 psm
May 2024
Blk 420 · 5 ROOM · 01 TO 03 · Improved · 64 years left
127 sqmS$688,000S$5,417 psm
Nov 2023
Blk 420 · 4 ROOM · 07 TO 09 · Model A · 65 years left
105 sqmS$600,000S$5,714 psm
May 2023
Blk 420 · 4 ROOM · 01 TO 03 · Model A · 65 years left
105 sqmS$500,000S$4,762 psm
Mar 2022
Blk 420 · 4 ROOM · 04 TO 06 · New Generation · 67 years left
93 sqmS$445,000S$4,785 psm
See more

Showing 9 of 57.

Sale prices as filed in caveats.

Where the lease takes this

About 61 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years56 yearsS$632,974S$698,855S$753,593S$770,110
10 years51 yearsS$604,209S$736,528S$856,423S$894,377
20 years41 yearsS$539,291S$801,358S$1,083,491S$1,181,653

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.99% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.