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HDB · 530119

Blk 119 Hougang Ave 1

Project page · 99-year lease from 1981

Indicative value range
S$420,850 – S$443,944
Indicative mid S$432,778 · S$6,459 psm

Based on 19 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 11307 TO 0966 sqmS$428,000S$6,485 psm×1.000S$6,485 psm
Sept 2026Blk 11907 TO 0967 sqmS$437,688S$6,533 psm×1.000S$6,533 psm
Sept 2026Blk 12701 TO 0371 sqmS$440,000S$6,197 psm×1.000S$6,197 psm
Sept 2026Blk 10801 TO 0367 sqmS$428,000S$6,388 psm×1.000S$6,388 psm
Jul 2026Blk 12701 TO 0367 sqmS$430,000S$6,418 psm×1.000S$6,418 psm
Jun 2026Blk 10904 TO 0667 sqmS$442,888S$6,610 psm×1.000S$6,610 psm
May 2026Blk 11007 TO 0967 sqmS$445,000S$6,642 psm×1.000S$6,642 psm
May 2026Blk 12510 TO 1267 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Apr 2026Blk 11507 TO 0967 sqmS$465,000S$6,940 psm×1.000S$6,940 psm
Mar 2026Blk 11410 TO 1266 sqmS$435,888S$6,604 psm×0.997S$6,585 psm
Mar 2026Blk 12507 TO 0967 sqmS$463,500S$6,918 psm×0.997S$6,898 psm
Mar 2026Blk 12604 TO 0670 sqmS$390,000S$5,571 psm×0.997S$5,555 psm
Feb 2026Blk 10904 TO 0674 sqmS$425,000S$5,743 psm×0.997S$5,726 psm
Feb 2026Blk 11401 TO 0366 sqmS$415,000S$6,288 psm×0.997S$6,269 psm
Jan 2026Blk 12601 TO 0367 sqmS$483,000S$7,209 psm×0.997S$7,188 psm
Jan 2026Blk 11407 TO 0966 sqmS$420,000S$6,364 psm×0.997S$6,345 psm
Dec 2025Blk 11407 TO 0966 sqmS$428,000S$6,485 psm×0.996S$6,459 psm
Dec 2025Blk 12201 TO 0367 sqmS$468,888S$6,998 psm×0.996S$6,971 psm
Nov 2025Blk 11307 TO 0966 sqmS$417,000S$6,318 psm×0.996S$6,293 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.

7.49% gross yield

S$32,400 of rent a year against the estimate above · 0.32 points below flats like it

Homes like this rent for about S$2,700 a month, the middle of 87 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

ApprovedBlockFlatRent a month
Sept 20261143 ROOMS$3,000
Sept 20261123 ROOMS$3,000
Sept 20261093 ROOMS$2,925
Sept 20261093 ROOMS$2,850
Sept 20261083 ROOMS$2,700
Sept 20261193 ROOMS$2,700
Sept 20261133 ROOMS$2,650
Aug 20261233 ROOMS$2,850

median of 87 HDB rental approvals for 3 ROOM on Hougang Ave 1 since 2025-10.

Buying or selling at S$432,778?

Buying: Stamp duty on S$432,778 · Cash and CPF needed on S$432,778 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$432,778.

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

Primary schools near 119 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 119 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$437,688S$6,533 psm
Nov 2025
Blk 119 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
91 sqmS$580,000S$6,374 psm
Nov 2025
Blk 119 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
excluded: outlier
67 sqmS$485,888S$7,252 psm
Jul 2025
Blk 119 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
67 sqmS$460,000S$6,866 psm
Jun 2025
Blk 119 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$406,888S$6,073 psm
May 2025
Blk 119 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$450,000S$6,716 psm
Oct 2024
Blk 119 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
82 sqmS$492,000S$6,000 psm
Aug 2024
Blk 119 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
81 sqmS$430,000S$5,309 psm
Jul 2023
Blk 119 · 4 ROOM · 10 TO 12 · New Generation · 57 years left
91 sqmS$495,000S$5,440 psm
See more

Showing 9 of 51.

Sale prices as filed in caveats.

Where the lease takes this

About 53 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, 3.64% a yearmeasuredPrices 4% a year
5 years48 yearsS$410,978S$453,753S$491,423S$500,017
10 years43 yearsS$387,037S$471,796S$553,383S$572,909

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.