Blk 103 Hougang Ave 1
Project page · 99-year lease from 1983
Based on 15 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 |
| 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 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 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.
5.85% gross yield
S$38,400 of rent a year against the estimate above · 1.21 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$656,307?
Buying: Stamp duty on S$656,307 · Cash and CPF needed on S$656,307 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$656,307.
Each opens with this figure filled in; change anything there.
Primary schools near 103 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 · 246 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 647 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Holy Innocents' Primary School · 1,271 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 1,826 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,879 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,951 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 103 · 5 ROOM · 01 TO 03 · Model A · 57 years left excluded: outlier | 135 sqm | S$680,000 | S$5,037 psm |
| Oct 2024 | Blk 103 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 108 sqm | S$630,000 | S$5,833 psm |
| Aug 2024 | Blk 103 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 108 sqm | S$668,000 | S$6,185 psm |
| Jan 2024 | Blk 103 · 5 ROOM · 01 TO 03 · Model A · 59 years left | 131 sqm | S$645,000 | S$4,924 psm |
| Sept 2023 | Blk 103 · 5 ROOM · 04 TO 06 · Model A · 59 years left excluded: outlier | 135 sqm | S$635,000 | S$4,704 psm |
| Apr 2023 | Blk 103 · 5 ROOM · 04 TO 06 · Model A · 60 years left excluded: outlier | 131 sqm | S$575,800 | S$4,395 psm |
| Jun 2022 | Blk 103 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 108 sqm | S$455,000 | S$4,213 psm |
Showing 7 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 103 · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 103 · 5 ROOM | S$3,000 | — |
| Dec 2025 | Blk 103 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 103 · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 103 · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 103 · 4 ROOM | S$2,500 | — |
| Nov 2023 | Blk 103 · 5 ROOM | S$2,800 | — |
| Mar 2022 | Blk 103 · 4 ROOM | S$2,700 | — |
| Nov 2021 | Blk 103 · 4 ROOM | S$2,500 | — |
| Apr 2021 | Blk 103 · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 103 · 5 ROOM | S$2,300 | — |
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 55 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 | 50 years | S$626,508 | S$691,716 | S$749,142 | S$762,243 |
| 10 years | 45 years | S$594,950 | S$725,241 | S$850,657 | S$880,671 |
| 20 years | 35 years | S$523,024 | S$777,187 | S$1,069,227 | S$1,146,011 |
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.