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HDB · 530704

Blk 704 Hougang Ave 2

Project page · 99-year lease from 1985

Indicative value range
S$542,915 – S$586,726
Indicative mid S$556,978 · S$5,989 psm

Based on 11 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
Jul 2026Blk 70104 TO 0691 sqmS$545,000S$5,989 psm×1.000S$5,989 psm
Jun 2026Blk 70604 TO 0691 sqmS$530,888S$5,834 psm×0.999S$5,825 psm
Jun 2026Blk 71104 TO 0691 sqmS$525,000S$5,769 psm×0.999S$5,761 psm
May 2026Blk 71104 TO 0693 sqmS$545,000S$5,860 psm×0.999S$5,852 psm
May 2026Blk 70104 TO 0693 sqmS$606,888S$6,526 psm×0.999S$6,516 psm
Apr 2026Blk 70907 TO 0991 sqmS$588,888S$6,471 psm×0.999S$6,462 psm
Apr 2026Blk 70404 TO 0691 sqmS$570,000S$6,264 psm×0.999S$6,254 psm
Mar 2026Blk 71104 TO 0693 sqmS$565,888S$6,085 psm×0.996S$6,058 psm
Mar 2026Blk 70601 TO 0391 sqmS$530,000S$5,824 psm×0.996S$5,798 psm
Feb 2026Blk 70710 TO 1297 sqmS$570,000S$5,876 psm×0.996S$5,850 psm
Dec 2025Blk 70807 TO 0993 sqmS$595,000S$6,398 psm×0.995S$6,363 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.

7.06% gross yield

S$39,300 of rent a year against the estimate above · 0.07 points below flats like it

Homes like this rent for about S$3,275 a month, the middle of 20 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.13%, from 99 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 20267084 ROOMS$3,800
Sept 20267094 ROOMS$3,600
Sept 20267114 ROOMS$3,300
Aug 20267094 ROOMS$3,400
Aug 20267044 ROOMS$2,700
Jul 20267094 ROOMS$3,350
Jul 20267114 ROOMS$3,000
Jun 20267094 ROOMS$3,250

median of 20 HDB rental approvals for 4 ROOM on Hougang Ave 2 since 2025-11.

Buying or selling at S$556,978?

Buying: Stamp duty on S$556,978 · Cash and CPF needed on S$556,978 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$556,978.

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

Primary schools near 704 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Blk 704 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
91 sqmS$570,000S$6,264 psm
Nov 2025
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
67 sqmS$412,000S$6,149 psm
Jul 2025
Blk 704 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
93 sqmS$570,000S$6,129 psm
Mar 2025
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 60 years left
80 sqmS$445,000S$5,563 psm
Feb 2024
Blk 704 · 3 ROOM · 01 TO 03 · New Generation · 61 years left
73 sqmS$388,000S$5,315 psm
Jan 2023
Blk 704 · 4 ROOM · 07 TO 09 · New Generation · 62 years left
93 sqmS$458,000S$4,925 psm
Nov 2022
Blk 704 · 4 ROOM · 10 TO 12 · New Generation · 62 years left
excluded: outlier
110 sqmS$630,000S$5,727 psm
Feb 2022
Blk 704 · 3 ROOM · 07 TO 09 · New Generation · 63 years left
67 sqmS$345,000S$5,149 psm
Nov 2021
Blk 704 · 4 ROOM · 01 TO 03 · New Generation · 63 years left
91 sqmS$380,000S$4,176 psm
See more

Showing 9 of 55.

Sale prices as filed in caveats.

Where the lease takes this

About 57 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 years52 yearsS$531,667S$587,003S$632,980S$646,854
10 years47 yearsS$504,586S$615,087S$715,214S$746,910
20 years37 yearsS$442,548S$657,604S$889,125S$969,678

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.