Blk 159 Hougang St 11
Project page · 99-year lease from 1998
Based on 9 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 158 | 13 TO 15 | 103 sqm | S$705,000 | S$6,845 psm | ×1.000 | S$6,845 psm |
| Jul 2026 | Blk 159 | 07 TO 09 | 103 sqm | S$723,000 | S$7,019 psm | ×1.000 | S$7,019 psm |
| Jul 2026 | Blk 158 | 07 TO 09 | 103 sqm | S$723,000 | S$7,019 psm | ×1.000 | S$7,019 psm |
| Apr 2026 | Blk 161 | 01 TO 03 | 103 sqm | S$695,000 | S$6,748 psm | ×1.000 | S$6,748 psm |
| Feb 2026 | Blk 161 | 10 TO 12 | 103 sqm | S$738,000 | S$7,165 psm | ×0.997 | S$7,144 psm |
| Feb 2026 | Blk 161 | 01 TO 03 | 103 sqm | S$695,000 | S$6,748 psm | ×0.997 | S$6,728 psm |
| Feb 2026 | Blk 159 | 07 TO 09 | 103 sqm | S$705,000 | S$6,845 psm | ×0.997 | S$6,824 psm |
| Jan 2026 | Blk 158 | 01 TO 03 | 103 sqm | S$685,000 | S$6,650 psm | ×0.997 | S$6,631 psm |
| Dec 2025 | Blk 158 | 01 TO 03 | 103 sqm | S$700,000 | S$6,796 psm | ×0.996 | S$6,769 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.
5.63% gross yield
S$39,600 of rent a year against the estimate above · 0.57 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 22 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 161 | 4 ROOM | S$3,700 |
| Sept 2026 | 160 | 4 ROOM | S$3,400 |
| Aug 2026 | 161 | 4 ROOM | S$3,500 |
| Aug 2026 | 161 | 4 ROOM | S$3,300 |
| Jul 2026 | 161 | 4 ROOM | S$3,800 |
| Jul 2026 | 161 | 4 ROOM | S$3,300 |
| May 2026 | 161 | 4 ROOM | S$3,000 |
| Apr 2026 | 159 | 4 ROOM | S$3,600 |
median of 22 HDB rental approvals for 4 ROOM on Hougang St 11 since 2025-10.
Buying or selling at S$702,920?
Buying: Stamp duty on S$702,920 · Cash and CPF needed on S$702,920 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$702,920.
Each opens with this figure filled in; change anything there.
Primary schools near 159 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) · 543 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Maris Stella High School (boys) · 914 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Yangzheng Primary School · 1,011 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Zhonghua Primary School · 1,250 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,323 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,729 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,817 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,850 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 159 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 103 sqm | S$723,000 | S$7,019 psm |
| Feb 2026 | Blk 159 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 103 sqm | S$705,000 | S$6,845 psm |
| Jan 2026 | Blk 159 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 123 sqm | S$818,000 | S$6,650 psm |
| May 2024 | Blk 159 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 120 sqm | S$809,388 | S$6,745 psm |
| Mar 2024 | Blk 159 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 101 sqm | S$570,000 | S$5,644 psm |
| Jul 2023 | Blk 159 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 101 sqm | S$609,000 | S$6,030 psm |
| May 2023 | Blk 159 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 103 sqm | S$580,000 | S$5,631 psm |
| Feb 2023 | Blk 159 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 122 sqm | S$705,000 | S$5,779 psm |
| Oct 2022 | Blk 159 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 120 sqm | S$618,000 | S$5,150 psm |
Showing 9 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 159 · 5 ROOM | S$3,500 | — |
| Apr 2026 | Blk 159 · 4 ROOM | S$3,600 | — |
| Apr 2026 | Blk 159 · 4 ROOM | S$2,850 | — |
| Jan 2026 | Blk 159 · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 159 · 5 ROOM | S$3,500 | — |
| Apr 2025 | Blk 159 · 4 ROOM | S$3,600 | — |
| Jul 2024 | Blk 159 · 5 ROOM | S$3,500 | — |
| May 2024 | Blk 159 · 4 ROOM | S$3,600 | — |
| Apr 2024 | Blk 159 · 4 ROOM | S$2,150 | — |
| Dec 2023 | Blk 159 · 4 ROOM | S$3,600 | — |
| Jul 2023 | Blk 159 · 5 ROOM | S$3,500 | — |
| May 2023 | Blk 159 · 4 ROOM | S$2,200 | — |
| Jul 2022 | Blk 159 · 5 ROOM | S$2,600 | — |
| May 2022 | Blk 159 · 4 ROOM | S$3,100 | — |
| May 2022 | Blk 159 · 4 ROOM | S$2,200 | — |
| Apr 2022 | Blk 159 · 4 ROOM | S$2,100 | — |
| Jan 2022 | Blk 159 · 4 ROOM | S$2,400 | — |
| Jul 2021 | Blk 159 · 5 ROOM | S$2,400 | — |
| May 2021 | Blk 159 · 4 ROOM | S$2,200 | — |
| Mar 2021 | Blk 159 · 4 ROOM | S$2,100 | — |
| Mar 2021 | Blk 159 · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 159 · 5 ROOM | S$2,400 | — |
| Jan 2021 | Blk 159 · 4 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 70 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 | 65 years | S$674,317 | S$744,501 | S$806,309 | S$820,410 |
| 10 years | 60 years | S$653,263 | S$796,324 | S$934,033 | S$966,989 |
| 20 years | 50 years | S$601,649 | S$894,018 | S$1,229,960 | S$1,318,286 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.