Blk 407 Hougang Ave 10
Project page · 99-year lease from 1986
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 407 | 10 TO 12 | 156 sqm | S$1,045,000 | S$6,699 psm | ×1.000 | S$6,699 psm |
| May 2026 | Blk 407 | 07 TO 09 | 153 sqm | S$1,055,000 | S$6,895 psm | ×0.999 | S$6,885 psm |
| Mar 2026 | Blk 407 | 01 TO 03 | 150 sqm | S$948,000 | S$6,320 psm | ×0.996 | S$6,292 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.
3.70% gross yield
S$37,200 of rent a year against the estimate above · 1.17 points below flats like it
Homes like this rent for about S$3,100 a month, the middle of 4 approvals 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 |
|---|---|---|---|
| Sept 2026 | 407 | EXECUTIVE | S$2,800 |
| Jun 2026 | 407 | EXECUTIVE | S$3,400 |
| Apr 2026 | 454 | EXECUTIVE | S$3,200 |
| Mar 2026 | 407 | EXECUTIVE | S$3,000 |
median of 4 HDB rental approvals for EXECUTIVE on Hougang Ave 10 since 2025-11.
Buying or selling at S$1,004,808?
Buying: Stamp duty on S$1,004,808 · Cash and CPF needed on S$1,004,808 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,004,808.
Each opens with this figure filled in; change anything there.
Primary schools near 407 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
- CHIJ Our Lady of the Nativity (girls) · 157 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 446 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 637 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 662 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- North Vista Primary School · 1,032 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yio Chu Kang Primary School · 1,164 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,215 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,310 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,635 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,650 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,751 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,795 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 407 · EXECUTIVE · 10 TO 12 · Maisonette · 59 years left | 156 sqm | S$1,045,000 | S$6,699 psm |
| May 2026 | Blk 407 · EXECUTIVE · 07 TO 09 · Maisonette · 59 years left | 153 sqm | S$1,055,000 | S$6,895 psm |
| Mar 2026 | Blk 407 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left | 150 sqm | S$948,000 | S$6,320 psm |
| Nov 2025 | Blk 407 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 153 sqm | S$1,055,000 | S$6,895 psm |
| Jun 2025 | Blk 407 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 150 sqm | S$1,050,000 | S$7,000 psm |
| Oct 2024 | Blk 407 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 148 sqm | S$1,068,000 | S$7,216 psm |
| Aug 2024 | Blk 407 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 153 sqm | S$1,025,000 | S$6,699 psm |
| Apr 2024 | Blk 407 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 150 sqm | S$1,055,000 | S$7,033 psm |
| Aug 2023 | Blk 407 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 156 sqm | S$1,070,000 | S$6,859 psm |
| Apr 2023 | Blk 407 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 150 sqm | S$990,000 | S$6,600 psm |
| Jun 2022 | Blk 407 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 150 sqm | S$870,000 | S$5,800 psm |
| Nov 2021 | Blk 407 · EXECUTIVE · 10 TO 12 · Maisonette · 64 years left | 150 sqm | S$865,000 | S$5,767 psm |
Showing 12 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 407 · EXECUTIVE | S$2,800 | — |
| Jun 2026 | Blk 407 · EXECUTIVE | S$3,400 | — |
| Mar 2026 | Blk 407 · EXECUTIVE | S$3,000 | — |
| Mar 2025 | Blk 407 · EXECUTIVE | S$3,000 | — |
| Jan 2025 | Blk 407 · EXECUTIVE | S$3,900 | — |
| Jul 2024 | Blk 407 · EXECUTIVE | S$3,300 | — |
| Jun 2024 | Blk 407 · EXECUTIVE | S$3,200 | — |
| Mar 2024 | Blk 407 · EXECUTIVE | S$3,000 | — |
| Mar 2024 | Blk 407 · EXECUTIVE | S$2,900 | — |
| Aug 2023 | Blk 407 · EXECUTIVE | S$3,800 | — |
| Apr 2023 | Blk 407 · EXECUTIVE | S$3,000 | — |
| Mar 2023 | Blk 407 · EXECUTIVE | S$3,200 | — |
| Jul 2022 | Blk 407 · EXECUTIVE | S$2,700 | — |
| Jun 2022 | Blk 407 · EXECUTIVE | S$2,400 | — |
| Feb 2022 | Blk 407 · EXECUTIVE | S$2,700 | — |
| Jan 2022 | Blk 407 · EXECUTIVE | S$2,400 | — |
| Aug 2021 | Blk 407 · EXECUTIVE | S$2,500 | — |
| Jun 2021 | Blk 407 · EXECUTIVE | S$2,700 | — |
| Apr 2021 | Blk 407 · EXECUTIVE | S$2,200 | — |
| Apr 2021 | Blk 407 · EXECUTIVE | S$2,100 | — |
| Mar 2021 | Blk 407 · EXECUTIVE | S$2,600 | — |
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$959,146 | S$1,058,974 | S$1,141,918 | S$1,166,947 |
| 10 years | 48 years | S$910,291 | S$1,109,639 | S$1,290,272 | S$1,347,453 |
| 20 years | 38 years | S$798,373 | S$1,186,341 | S$1,604,014 | S$1,749,334 |
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.