Blk 156 Hougang St 11
Project page · 99-year lease from 1984
Based on 28 sales in projects within 1 km, last 24 months. Search widened 3 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 129 · 786 m | 10 TO 12 | 132 sqm | S$783,888 | S$5,939 psm | ×1.000 | S$5,939 psm |
| Sept 2026 | Blk 205 · 657 m | 07 TO 09 | 122 sqm | S$978,000 | S$8,016 psm | ×1.000 | S$8,016 psm |
| Jul 2026 | Blk 135 · 786 m | 07 TO 09 | 132 sqm | S$725,888 | S$5,499 psm | ×1.000 | S$5,499 psm |
| Jul 2026 | Blk 420 · 657 m | 01 TO 03 | 121 sqm | S$930,000 | S$7,686 psm | ×1.000 | S$7,686 psm |
| Jul 2026 | Blk 412 · 657 m | 01 TO 03 | 121 sqm | S$845,000 | S$6,983 psm | ×1.000 | S$6,983 psm |
| Jul 2026 | Blk 205 · 657 m | 07 TO 09 | 122 sqm | S$925,000 | S$7,582 psm | ×1.000 | S$7,582 psm |
| Jul 2026 | Blk 422 · 657 m | 01 TO 03 | 121 sqm | S$925,000 | S$7,645 psm | ×1.000 | S$7,645 psm |
| Jul 2026 | Blk 420 · 657 m | 10 TO 12 | 121 sqm | S$1,030,000 | S$8,512 psm | ×1.000 | S$8,512 psm |
| Jun 2026 | Blk 208 · 657 m | 04 TO 06 | 122 sqm | S$938,000 | S$7,689 psm | ×1.000 | S$7,689 psm |
| Apr 2026 | Blk 420 · 657 m | 07 TO 09 | 121 sqm | S$980,000 | S$8,099 psm | ×1.000 | S$8,099 psm |
| Mar 2026 | Blk 142 · 786 m | 01 TO 03 | 132 sqm | S$720,000 | S$5,455 psm | ×0.997 | S$5,438 psm |
| Mar 2026 | Blk 142 · 786 m | 04 TO 06 | 132 sqm | S$760,000 | S$5,758 psm | ×0.997 | S$5,741 psm |
| Mar 2026 | Blk 205 · 657 m | 01 TO 03 | 122 sqm | S$925,000 | S$7,582 psm | ×0.997 | S$7,560 psm |
| Feb 2026 | Blk 139 · 786 m | 13 TO 15 | 132 sqm | S$800,000 | S$6,061 psm | ×0.997 | S$6,043 psm |
| Feb 2026 | Blk 409 · 657 m | 10 TO 12 | 121 sqm | S$1,010,000 | S$8,347 psm | ×0.997 | S$8,322 psm |
| Feb 2026 | Blk 422 · 657 m | 01 TO 03 | 121 sqm | S$1,050,000 | S$8,678 psm | ×0.997 | S$8,652 psm |
| Feb 2026 | Blk 422 · 657 m | 04 TO 06 | 121 sqm | S$980,000 | S$8,099 psm | ×0.997 | S$8,075 psm |
| Nov 2025 | Blk 139 · 786 m | 13 TO 15 | 132 sqm | S$760,000 | S$5,758 psm | ×0.996 | S$5,735 psm |
| Nov 2025 | Blk 139 · 786 m | 10 TO 12 | 132 sqm | S$763,888 | S$5,787 psm | ×0.996 | S$5,764 psm |
| Nov 2025 | Blk 412 · 657 m | 04 TO 06 | 121 sqm | S$985,000 | S$8,141 psm | ×0.996 | S$8,109 psm |
| Aug 2025 | Blk 422 · 657 m | 10 TO 12 | 121 sqm | S$1,110,000 | S$9,174 psm | ×0.996 | S$9,133 psm |
| Aug 2025 | Blk 409 · 657 m | 04 TO 06 | 121 sqm | S$968,888 | S$8,007 psm | ×0.996 | S$7,972 psm |
| Jul 2025 | Blk 140 · 786 m | 04 TO 06 | 131 sqm | S$670,000 | S$5,115 psm | ×0.996 | S$5,092 psm |
| Mar 2025 | Blk 156 | 01 TO 03 | 121 sqm | S$620,000 | S$5,124 psm | ×1.009 | S$5,170 psm |
| Feb 2025 | Blk 139 · 786 m | 10 TO 12 | 132 sqm | S$760,000 | S$5,758 psm | ×1.009 | S$5,809 psm |
| Feb 2025 | Blk 411 · 657 m | 10 TO 12 | 121 sqm | S$1,018,000 | S$8,413 psm | ×1.009 | S$8,489 psm |
| Jan 2025 | Blk 140 · 786 m | 07 TO 09 | 131 sqm | S$732,000 | S$5,588 psm | ×1.009 | S$5,638 psm |
| Jan 2025 | Blk 140 · 786 m | 01 TO 03 | 131 sqm | S$690,000 | S$5,267 psm | ×1.009 | S$5,314 psm |
How accurate is this estimate for Hougang St 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 14 sales in Hougang St 11 since.
- Median error
- 1.7%
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.
4.68% gross yield
S$42,900 of rent a year against the estimate above · 1.2 points below flats like it
Homes like this rent for about S$3,575 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| Jul 2026 | 159 | 5 ROOM | S$3,500 |
| Jul 2026 | 158 | 5 ROOM | S$2,500 |
| Mar 2026 | 160 | 5 ROOM | S$3,800 |
| Feb 2026 | 161 | 5 ROOM | S$3,550 |
| Jan 2026 | 161 | 5 ROOM | S$3,600 |
| Jan 2026 | 160 | 5 ROOM | S$3,600 |
median of 6 HDB rental approvals for 5 ROOM on Hougang St 11 since 2025-10.
Buying or selling at S$916,064?
Buying: Stamp duty on S$916,064 · Cash and CPF needed on S$916,064 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$916,064.
Each opens with this figure filled in; change anything there.
Primary schools near 156 Hougang St 11
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
- Paya Lebar Methodist Girls' School (Primary) (girls) · 556 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Maris Stella High School (boys) · 1,034 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yangzheng Primary School · 1,055 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Zhonghua Primary School · 1,179 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,260 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,780 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,847 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,876 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2025 | Blk 156 · 5 ROOM · 01 TO 03 · Improved · 59 years left | 121 sqm | S$620,000 | S$5,124 psm |
| Dec 2024 | Blk 156 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 97 sqm | S$528,000 | S$5,443 psm |
| Oct 2024 | Blk 156 · 5 ROOM · 10 TO 12 · Improved · 59 years left | 121 sqm | S$710,000 | S$5,868 psm |
| Oct 2023 | Blk 156 · 5 ROOM · 01 TO 03 · Improved · 60 years left | 121 sqm | S$605,000 | S$5,000 psm |
| Apr 2023 | Blk 156 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 121 sqm | S$656,000 | S$5,421 psm |
| Mar 2023 | Blk 156 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 126 sqm | S$670,000 | S$5,317 psm |
| Dec 2022 | Blk 156 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 126 sqm | S$660,000 | S$5,238 psm |
| Aug 2022 | Blk 156 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 121 sqm | S$641,000 | S$5,298 psm |
| Jan 2022 | Blk 156 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 121 sqm | S$625,000 | S$5,165 psm |
| Dec 2021 | Blk 156 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 121 sqm | S$610,000 | S$5,041 psm |
Showing 10 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 156 · 5 ROOM | S$3,000 | — |
| Jul 2025 | Blk 156 · 5 ROOM | S$3,700 | — |
| Jan 2025 | Blk 156 · 5 ROOM | S$3,500 | — |
| Nov 2024 | Blk 156 · 5 ROOM | S$3,600 | — |
| Sept 2023 | Blk 156 · 5 ROOM | S$2,800 | — |
| May 2023 | Blk 156 · 5 ROOM | S$3,500 | — |
| Mar 2023 | Blk 156 · 5 ROOM | S$3,300 | — |
| Dec 2022 | Blk 156 · 5 ROOM | S$3,200 | — |
| Nov 2021 | Blk 156 · 5 ROOM | S$2,200 | — |
| Oct 2021 | Blk 156 · 5 ROOM | S$2,100 | — |
| Sept 2021 | Blk 156 · 5 ROOM | S$2,400 | — |
| Jun 2021 | Blk 156 · 5 ROOM | S$2,200 | — |
| Jan 2021 | Blk 156 · 5 ROOM | S$2,500 | — |
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$874,471 | S$965,487 | S$1,045,641 | S$1,063,928 |
| 10 years | 46 years | S$830,422 | S$1,012,280 | S$1,187,335 | S$1,229,228 |
| 20 years | 36 years | S$730,030 | S$1,084,786 | S$1,492,412 | S$1,599,586 |
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.