Blk 21 Hougang Ave 3
Project page · 99-year lease from 1978
Based on 26 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 252 | 04 TO 06 | 67 sqm | S$418,000 | S$6,239 psm | ×1.000 | S$6,239 psm |
| Sept 2026 | Blk 20 | 10 TO 12 | 73 sqm | S$400,000 | S$5,479 psm | ×1.000 | S$5,479 psm |
| Sept 2026 | Blk 24 | 01 TO 03 | 67 sqm | S$376,000 | S$5,612 psm | ×1.000 | S$5,612 psm |
| Sept 2026 | Blk 252 | 04 TO 06 | 67 sqm | S$428,000 | S$6,388 psm | ×1.000 | S$6,388 psm |
| Aug 2026 | Blk 23 | 07 TO 09 | 73 sqm | S$423,000 | S$5,795 psm | ×1.000 | S$5,795 psm |
| Jul 2026 | Blk 247 | 07 TO 09 | 67 sqm | S$452,500 | S$6,754 psm | ×1.000 | S$6,754 psm |
| Jul 2026 | Blk 24 | 04 TO 06 | 82 sqm | S$460,000 | S$5,610 psm | ×1.000 | S$5,610 psm |
| Jul 2026 | Blk 24 | 13 TO 15 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Jun 2026 | Blk 1 | 04 TO 06 | 70 sqm | S$368,000 | S$5,257 psm | ×1.000 | S$5,257 psm |
| Jun 2026 | Blk 252 | 07 TO 09 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Jun 2026 | Blk 248 | 07 TO 09 | 67 sqm | S$418,888 | S$6,252 psm | ×1.000 | S$6,252 psm |
| Jun 2026 | Blk 247 | 10 TO 12 | 67 sqm | S$455,000 | S$6,791 psm | ×1.000 | S$6,791 psm |
| Jun 2026 | Blk 248 | 10 TO 12 | 67 sqm | S$435,000 | S$6,493 psm | ×1.000 | S$6,493 psm |
| Jun 2026 | Blk 23 | 10 TO 12 | 73 sqm | S$425,000 | S$5,822 psm | ×1.000 | S$5,822 psm |
| Jun 2026 | Blk 21 | 01 TO 03 | 73 sqm | S$425,000 | S$5,822 psm | ×1.000 | S$5,822 psm |
| Jun 2026 | Blk 24 | 01 TO 03 | 67 sqm | S$365,000 | S$5,448 psm | ×1.000 | S$5,448 psm |
| May 2026 | Blk 252 | 10 TO 12 | 67 sqm | S$450,000 | S$6,716 psm | ×1.000 | S$6,716 psm |
| May 2026 | Blk 24 | 01 TO 03 | 67 sqm | S$390,000 | S$5,821 psm | ×1.000 | S$5,821 psm |
| Apr 2026 | Blk 248 | 04 TO 06 | 67 sqm | S$425,000 | S$6,343 psm | ×1.000 | S$6,343 psm |
| Feb 2026 | Blk 23 | 10 TO 12 | 73 sqm | S$430,000 | S$5,890 psm | ×0.997 | S$5,873 psm |
| Jan 2026 | Blk 20 | 07 TO 09 | 73 sqm | S$420,000 | S$5,753 psm | ×0.997 | S$5,736 psm |
| Jan 2026 | Blk 17 | 10 TO 12 | 73 sqm | S$425,000 | S$5,822 psm | ×0.997 | S$5,805 psm |
| Jan 2026 | Blk 22 | 10 TO 12 | 73 sqm | S$423,000 | S$5,795 psm | ×0.997 | S$5,777 psm |
| Dec 2025 | Blk 23 | 01 TO 03 | 73 sqm | S$418,000 | S$5,726 psm | ×0.996 | S$5,704 psm |
| Nov 2025 | Blk 22 | 07 TO 09 | 73 sqm | S$440,000 | S$6,027 psm | ×0.996 | S$6,004 psm |
| Nov 2025 | Blk 248 | 04 TO 06 | 67 sqm | S$415,000 | S$6,194 psm | ×0.996 | S$6,170 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.
7.31% gross yield
S$31,200 of rent a year against the estimate above · 0.5 points below flats like it
Homes like this rent for about S$2,600 a month, the middle of 77 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 20 | 3 ROOM | S$3,200 |
| Sept 2026 | 20 | 3 ROOM | S$2,900 |
| Sept 2026 | 6 | 3 ROOM | S$2,500 |
| Sept 2026 | 17 | 3 ROOM | S$2,400 |
| Aug 2026 | 2 | 3 ROOM | S$2,700 |
| Aug 2026 | 248 | 3 ROOM | S$2,600 |
| Jul 2026 | 21 | 3 ROOM | S$3,100 |
| Jul 2026 | 24 | 3 ROOM | S$3,000 |
median of 77 HDB rental approvals for 3 ROOM on Hougang Ave 3 since 2025-10.
Buying or selling at S$426,866?
Buying: Stamp duty on S$426,866 · Cash and CPF needed on S$426,866 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$426,866.
Each opens with this figure filled in; change anything there.
Primary schools near 21 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
- Holy Innocents' Primary School · 313 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 594 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- CHIJ Our Lady of the Nativity (girls) · 1,148 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Xinmin Primary School · 1,148 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,452 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,529 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yio Chu Kang Primary School · 1,561 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,813 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 21 · 3 ROOM · 01 TO 03 · New Generation · 51 years left | 73 sqm | S$425,000 | S$5,822 psm |
| Sept 2025 | Blk 21 · 4 ROOM · 01 TO 03 · New Generation · 52 years left | 98 sqm | S$505,000 | S$5,153 psm |
| Jun 2025 | Blk 21 · 4 ROOM · 04 TO 06 · New Generation · 52 years left | 98 sqm | S$519,000 | S$5,296 psm |
| Feb 2025 | Blk 21 · 4 ROOM · 04 TO 06 · New Generation · 52 years left | 98 sqm | S$500,888 | S$5,111 psm |
| Apr 2024 | Blk 21 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Aug 2023 | Blk 21 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 88 sqm | S$435,228 | S$4,946 psm |
| Jun 2023 | Blk 21 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 73 sqm | S$378,000 | S$5,178 psm |
| Apr 2023 | Blk 21 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 73 sqm | S$358,000 | S$4,904 psm |
| Feb 2023 | Blk 21 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 73 sqm | S$360,000 | S$4,932 psm |
| Feb 2023 | Blk 21 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 73 sqm | S$358,888 | S$4,916 psm |
| Nov 2022 | Blk 21 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 73 sqm | S$400,000 | S$5,479 psm |
| Apr 2022 | Blk 21 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 73 sqm | S$340,000 | S$4,658 psm |
| Dec 2021 | Blk 21 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 73 sqm | S$318,000 | S$4,356 psm |
Showing 13 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 21 · 3 ROOM | S$3,100 | — |
| Mar 2026 | Blk 21 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 21 · 3 ROOM | S$2,700 | — |
| Dec 2025 | Blk 21 · 3 ROOM | S$2,500 | — |
| Nov 2025 | Blk 21 · 3 ROOM | S$2,500 | — |
| Oct 2025 | Blk 21 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 21 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 21 · 3 ROOM | S$3,400 | — |
| Jun 2025 | Blk 21 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 21 · 3 ROOM | S$3,000 | — |
| Nov 2024 | Blk 21 · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 21 · 3 ROOM | S$2,000 | — |
| Oct 2024 | Blk 21 · 3 ROOM | S$2,000 | — |
| Nov 2023 | Blk 21 · 3 ROOM | S$2,500 | — |
| Oct 2023 | Blk 21 · 3 ROOM | S$3,200 | — |
| Sept 2023 | Blk 21 · 3 ROOM | S$2,800 | — |
| Jul 2023 | Blk 21 · 3 ROOM | S$3,400 | — |
| Mar 2023 | Blk 21 · 3 ROOM | S$3,050 | — |
| Feb 2023 | Blk 21 · 3 ROOM | S$3,600 | — |
| Dec 2022 | Blk 21 · 3 ROOM | S$2,900 | — |
| Dec 2022 | Blk 21 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 21 · 3 ROOM | S$1,900 | — |
| Jan 2022 | Blk 21 · 3 ROOM | S$1,750 | — |
| Dec 2021 | Blk 21 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 21 · 3 ROOM | S$2,400 | — |
| Jul 2021 | Blk 21 · 3 ROOM | S$1,500 | — |
| Jun 2021 | Blk 21 · 3 ROOM | S$1,850 | — |
| Mar 2021 | Blk 21 · 3 ROOM | S$2,050 | — |
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 50 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 | 45 years | S$405,364 | S$447,555 | S$484,710 | S$493,187 |
| 10 years | 40 years | S$381,750 | S$465,351 | S$545,824 | S$565,083 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.