Blk 102 Hougang Ave 1
Project page · 99-year lease from 1984
Based on 18 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 236 | 04 TO 06 | 104 sqm | S$640,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Sept 2026 | Blk 232 | 10 TO 12 | 104 sqm | S$690,000 | S$6,635 psm | ×1.000 | S$6,635 psm |
| Sept 2026 | Blk 115 | 01 TO 03 | 91 sqm | S$467,000 | S$5,132 psm | ×1.000 | S$5,132 psm |
| Aug 2026 | Blk 101 | 04 TO 06 | 108 sqm | S$570,000 | S$5,278 psm | ×1.000 | S$5,278 psm |
| Jul 2026 | Blk 232 | 10 TO 12 | 104 sqm | S$670,000 | S$6,442 psm | ×1.000 | S$6,442 psm |
| Jul 2026 | Blk 232 | 07 TO 09 | 104 sqm | S$675,000 | S$6,490 psm | ×1.000 | S$6,490 psm |
| Jul 2026 | Blk 232 | 04 TO 06 | 104 sqm | S$620,000 | S$5,962 psm | ×1.000 | S$5,962 psm |
| Jun 2026 | Blk 115 | 07 TO 09 | 91 sqm | S$548,000 | S$6,022 psm | ×1.000 | S$6,022 psm |
| Jun 2026 | Blk 236 | 07 TO 09 | 104 sqm | S$632,000 | S$6,077 psm | ×1.000 | S$6,077 psm |
| May 2026 | Blk 238 | 07 TO 09 | 110 sqm | S$778,000 | S$7,073 psm | ×1.000 | S$7,073 psm |
| Apr 2026 | Blk 234 | 01 TO 03 | 103 sqm | S$618,888 | S$6,009 psm | ×1.000 | S$6,009 psm |
| Mar 2026 | Blk 106 | 01 TO 03 | 95 sqm | S$500,000 | S$5,263 psm | ×0.997 | S$5,248 psm |
| Jan 2026 | Blk 113 | 01 TO 03 | 96 sqm | S$555,000 | S$5,781 psm | ×0.997 | S$5,764 psm |
| Jan 2026 | Blk 101 | 04 TO 06 | 103 sqm | S$615,000 | S$5,971 psm | ×0.997 | S$5,953 psm |
| Dec 2025 | Blk 113 | 13 TO 15 | 95 sqm | S$600,000 | S$6,316 psm | ×0.996 | S$6,291 psm |
| Nov 2025 | Blk 234 | 04 TO 06 | 109 sqm | S$618,888 | S$5,678 psm | ×0.996 | S$5,656 psm |
| Nov 2025 | Blk 119 | 07 TO 09 | 91 sqm | S$580,000 | S$6,374 psm | ×0.996 | S$6,349 psm |
| Nov 2025 | Blk 106 | 04 TO 06 | 95 sqm | S$590,000 | S$6,211 psm | ×0.996 | S$6,186 psm |
How accurate is this estimate for Hougang Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 82 sales in Hougang Ave 1 since.
- Median error
- 2.4%
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.
6.16% gross yield
S$38,400 of rent a year against the estimate above · 0.9 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 52 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 172 | 4 ROOM | S$3,500 |
| Sept 2026 | 232 | 4 ROOM | S$3,300 |
| Aug 2026 | 172 | 4 ROOM | S$3,700 |
| Aug 2026 | 167 | 4 ROOM | S$3,450 |
| Aug 2026 | 232 | 4 ROOM | S$3,150 |
| Aug 2026 | 232 | 4 ROOM | S$2,900 |
| Aug 2026 | 234 | 4 ROOM | S$2,900 |
| Jul 2026 | 110 | 4 ROOM | S$3,200 |
median of 52 HDB rental approvals for 4 ROOM on Hougang Ave 1 since 2025-10.
Buying or selling at S$623,093?
Buying: Stamp duty on S$623,093 · Cash and CPF needed on S$623,093 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$623,093.
Each opens with this figure filled in; change anything there.
Primary schools near 102 Hougang Ave 1
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 · 292 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 672 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Holy Innocents' Primary School · 1,286 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 1,834 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,934 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Montfort Junior School (boys) · 1,989 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 102 · 3 ROOM · 04 TO 06 · Model A · 57 years left | 77 sqm | S$458,000 | S$5,948 psm |
| Jun 2025 | Blk 102 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 103 sqm | S$600,000 | S$5,825 psm |
| Apr 2023 | Blk 102 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 105 sqm | S$490,000 | S$4,667 psm |
| Jan 2023 | Blk 102 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 77 sqm | S$410,000 | S$5,325 psm |
| Mar 2022 | Blk 102 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 102 sqm | S$508,000 | S$4,980 psm |
| Feb 2022 | Blk 102 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 102 sqm | S$450,000 | S$4,412 psm |
| Dec 2021 | Blk 102 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 103 sqm | S$475,888 | S$4,620 psm |
| Nov 2021 | Blk 102 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 102 sqm | S$435,000 | S$4,265 psm |
Showing 8 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 102 · 4 ROOM | S$3,800 | — |
| Apr 2026 | Blk 102 · 3 ROOM | S$1,900 | — |
| Nov 2025 | Blk 102 · 4 ROOM | S$3,000 | — |
| Oct 2025 | Blk 102 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 102 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 102 · 4 ROOM | S$3,600 | — |
| Nov 2024 | Blk 102 · 4 ROOM | S$2,800 | — |
| Apr 2024 | Blk 102 · 4 ROOM | S$3,800 | — |
| Apr 2024 | Blk 102 · 3 ROOM | S$1,900 | — |
| Nov 2023 | Blk 102 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 102 · 3 ROOM | S$3,200 | — |
| Apr 2023 | Blk 102 · 4 ROOM | S$3,500 | — |
| Aug 2022 | Blk 102 · 4 ROOM | S$2,800 | — |
| Jun 2022 | Blk 102 · 4 ROOM | S$2,600 | — |
| May 2022 | Blk 102 · 3 ROOM | S$1,550 | — |
| Sept 2021 | Blk 102 · 3 ROOM | S$1,950 | — |
| Jul 2021 | Blk 102 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 102 · 4 ROOM | S$2,150 | — |
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 56 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 | 51 years | S$594,802 | S$656,710 | S$711,229 | S$723,668 |
| 10 years | 46 years | S$564,841 | S$688,538 | S$807,607 | S$836,103 |
| 20 years | 36 years | S$496,556 | S$737,855 | S$1,015,117 | S$1,088,014 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.