Blk 705 Hougang Ave 2
Project page · 99-year lease from 1986
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 705 | 10 TO 12 | 148 sqm | S$1,000,000 | S$6,757 psm | ×1.000 | S$6,757 psm |
| Sept 2026 | Blk 712 | 10 TO 12 | 154 sqm | S$983,888 | S$6,389 psm | ×1.000 | S$6,389 psm |
| May 2026 | Blk 712 | 04 TO 06 | 156 sqm | S$1,010,000 | S$6,474 psm | ×0.999 | S$6,465 psm |
How accurate is this estimate for Hougang Ave 2?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 22 sales in Hougang Ave 2 since.
- Median error
- 3.1%
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.
4.39% gross yield
S$42,000 of rent a year against the estimate above · 0.48 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 1 approval in the last year.
Across Singapore these flats yield 4.87%, from 46 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jun 2026 | 705 | EXECUTIVE | S$3,500 |
median of 1 HDB rental approvals for EXECUTIVE on Hougang Ave 2 since 2025-11.
Buying or selling at S$956,787?
Buying: Stamp duty on S$956,787 · Cash and CPF needed on S$956,787 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$956,787.
Each opens with this figure filled in; change anything there.
Primary schools near 705 Hougang Ave 2
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
- Holy Innocents' Primary School · 530 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 780 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 805 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 812 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Our Lady of the Nativity (girls) · 1,294 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Yio Chu Kang Primary School · 1,310 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,443 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,482 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,571 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Rosyth School · 1,636 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,933 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,956 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 705 · EXECUTIVE · 10 TO 12 · Maisonette · 59 years left | 148 sqm | S$1,000,000 | S$6,757 psm |
| Jun 2025 | Blk 705 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 148 sqm | S$1,030,000 | S$6,959 psm |
| Nov 2024 | Blk 705 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 148 sqm | S$1,020,000 | S$6,892 psm |
| Sept 2024 | Blk 705 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 154 sqm | S$1,020,000 | S$6,623 psm |
| May 2024 | Blk 705 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 148 sqm | S$928,000 | S$6,270 psm |
| May 2024 | Blk 705 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 148 sqm | S$925,000 | S$6,250 psm |
| May 2024 | Blk 705 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 148 sqm | S$895,000 | S$6,047 psm |
| Apr 2023 | Blk 705 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 148 sqm | S$870,000 | S$5,878 psm |
| Mar 2022 | Blk 705 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 148 sqm | S$822,000 | S$5,554 psm |
Showing 9 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 705 · EXECUTIVE | S$3,500 | — |
| Oct 2025 | Blk 705 · EXECUTIVE | S$3,800 | — |
| Jun 2025 | Blk 705 · EXECUTIVE | S$3,500 | — |
| Mar 2025 | Blk 705 · EXECUTIVE | S$3,500 | — |
| Nov 2024 | Blk 705 · EXECUTIVE | S$3,900 | — |
| Jun 2024 | Blk 705 · EXECUTIVE | S$3,500 | — |
| Feb 2024 | Blk 705 · EXECUTIVE | S$2,800 | — |
| Feb 2023 | Blk 705 · EXECUTIVE | S$2,400 | — |
| Nov 2022 | Blk 705 · EXECUTIVE | S$2,750 | — |
| Jul 2022 | Blk 705 · EXECUTIVE | S$2,300 | — |
| Feb 2022 | Blk 705 · EXECUTIVE | S$2,400 | — |
| Jun 2021 | Blk 705 · EXECUTIVE | S$2,000 | — |
| Feb 2021 | Blk 705 · EXECUTIVE | S$2,400 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 58 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 53 years | S$913,307 | S$1,008,365 | S$1,087,345 | S$1,111,178 |
| 10 years | 48 years | S$866,787 | S$1,056,609 | S$1,228,609 | S$1,283,057 |
| 20 years | 38 years | S$760,218 | S$1,129,644 | S$1,527,356 | S$1,665,732 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.