Blk 16 Hougang Ave 3
Project page · 99-year lease from 1975
Based on 5 sales in this street, last 24 months. Search widened 2 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 16 | 10 TO 12 | 120 sqm | S$642,000 | S$5,350 psm | ×0.997 | S$5,334 psm |
| May 2025 | Blk 1 | 10 TO 12 | 118 sqm | S$735,000 | S$6,229 psm | ×1.000 | S$6,226 psm |
| Feb 2025 | Blk 16 | 07 TO 09 | 120 sqm | S$638,000 | S$5,317 psm | ×1.009 | S$5,364 psm |
| Dec 2024 | Blk 16 | 13 TO 15 | 123 sqm | S$655,000 | S$5,325 psm | ×1.025 | S$5,457 psm |
| Nov 2024 | Blk 16 | 13 TO 15 | 123 sqm | S$648,000 | S$5,268 psm | ×1.025 | S$5,399 psm |
How accurate is this estimate for Hougang Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 53 sales in Hougang Ave 3 since.
- Median error
- 5.2%
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.
6.82% gross yield
S$45,300 of rent a year against the estimate above · 1.05 points above flats like it
Homes like this rent for about S$3,775 a month, the middle of 12 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 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 | 249 | 5 ROOM | S$3,750 |
| Aug 2026 | 249 | 5 ROOM | S$4,000 |
| Apr 2026 | 249 | 5 ROOM | S$3,500 |
| Mar 2026 | 1 | 5 ROOM | S$5,850 |
| Mar 2026 | 251 | 5 ROOM | S$3,900 |
| Mar 2026 | 251 | 5 ROOM | S$3,900 |
| Dec 2025 | 16 | 5 ROOM | S$3,750 |
| Dec 2025 | 23 | 5 ROOM | S$3,000 |
median of 12 HDB rental approvals for 5 ROOM on Hougang Ave 3 since 2025-10.
Buying or selling at S$664,044?
Buying: Stamp duty on S$664,044 · Cash and CPF needed on S$664,044 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$664,044.
Each opens with this figure filled in; change anything there.
Primary schools near 16 Hougang Ave 3
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
- Xinghua Primary School · 436 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 475 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Montfort Junior School (boys) · 1,127 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,220 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,303 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,366 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Punggol Primary School · 1,617 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,692 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 16 · 5 ROOM · 10 TO 12 · Standard · 49 years left | 120 sqm | S$642,000 | S$5,350 psm |
| Feb 2025 | Blk 16 · 5 ROOM · 07 TO 09 · Standard · 50 years left | 120 sqm | S$638,000 | S$5,317 psm |
| Dec 2024 | Blk 16 · 5 ROOM · 13 TO 15 · Standard · 50 years left | 123 sqm | S$655,000 | S$5,325 psm |
| Nov 2024 | Blk 16 · 5 ROOM · 13 TO 15 · Standard · 50 years left | 123 sqm | S$648,000 | S$5,268 psm |
| Jul 2023 | Blk 16 · 5 ROOM · 16 TO 18 · Standard · 51 years left | 123 sqm | S$695,000 | S$5,650 psm |
| Jul 2023 | Blk 16 · 5 ROOM · 16 TO 18 · Standard · 52 years left | 123 sqm | S$665,000 | S$5,407 psm |
| Jan 2023 | Blk 16 · 5 ROOM · 19 TO 21 · Standard · 52 years left | 123 sqm | S$680,000 | S$5,528 psm |
| Dec 2022 | Blk 16 · 5 ROOM · 04 TO 06 · Standard · 52 years left | 120 sqm | S$575,000 | S$4,792 psm |
| Nov 2022 | Blk 16 · 5 ROOM · 10 TO 12 · Standard · 52 years left | 123 sqm | S$555,000 | S$4,512 psm |
Showing 9 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 16 · 5 ROOM | S$3,750 | — |
| Oct 2025 | Blk 16 · 5 ROOM | S$3,800 | — |
| Jul 2025 | Blk 16 · 5 ROOM | S$3,650 | — |
| Jul 2025 | Blk 16 · 5 ROOM | S$2,600 | — |
| Mar 2025 | Blk 16 · 5 ROOM | S$3,300 | — |
| Aug 2024 | Blk 16 · 5 ROOM | S$3,650 | — |
| Jul 2024 | Blk 16 · 5 ROOM | S$2,000 | — |
| Dec 2023 | Blk 16 · 5 ROOM | S$3,750 | — |
| Dec 2023 | Blk 16 · 5 ROOM | S$3,200 | — |
| Aug 2023 | Blk 16 · 5 ROOM | S$2,600 | — |
| Feb 2023 | Blk 16 · 5 ROOM | S$3,600 | — |
| Dec 2021 | Blk 16 · 5 ROOM | S$2,200 | — |
| Oct 2021 | Blk 16 · 5 ROOM | S$2,000 | — |
| Sept 2021 | Blk 16 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 16 · 5 ROOM | S$2,300 | — |
| Aug 2021 | Blk 16 · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 16 · 5 ROOM | S$2,250 | — |
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 47 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 42 years | S$625,361 | S$690,449 | S$747,769 | S$760,847 |
| 10 years | 37 years | S$583,766 | S$711,607 | S$834,666 | S$864,116 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.