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HDB · 530161

Blk 161 Hougang St 11

Project page · 99-year lease from 1997

Indicative value range
S$693,975 – S$715,411
Indicative mid S$695,000 · S$6,748 psm

Based on 3 sales in this block, last 12 months. Search did not need to widen. 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
Apr 2026Blk 16101 TO 03103 sqmS$695,000S$6,748 psm×1.000S$6,748 psm
Feb 2026Blk 16110 TO 12103 sqmS$738,000S$7,165 psm×0.997S$7,144 psm
Feb 2026Blk 16101 TO 03103 sqmS$695,000S$6,748 psm×0.997S$6,728 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.

5.70% gross yield

S$39,600 of rent a year against the estimate above · 0.99 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 60 to 69 years of lease left yield 6.69%, from 75 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 20261614 ROOMS$3,700
Sept 20261604 ROOMS$3,400
Aug 20261614 ROOMS$3,500
Aug 20261614 ROOMS$3,300
Jul 20261614 ROOMS$3,800
Jul 20261614 ROOMS$3,300
May 20261614 ROOMS$3,000
Apr 20261594 ROOMS$3,600

median of 22 HDB rental approvals for 4 ROOM on Hougang St 11 since 2025-10.

Buying or selling at S$695,000?

Buying: Stamp duty on S$695,000 · Cash and CPF needed on S$695,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$695,000.

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

Primary schools near 161 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Blk 161 · 4 ROOM · 01 TO 03 · Model A · 71 years left
103 sqmS$695,000S$6,748 psm
Feb 2026
Blk 161 · 4 ROOM · 01 TO 03 · Model A · 71 years left
103 sqmS$695,000S$6,748 psm
Feb 2026
Blk 161 · 4 ROOM · 10 TO 12 · Model A · 71 years left
103 sqmS$738,000S$7,165 psm
Aug 2025
Blk 161 · 4 ROOM · 07 TO 09 · Model A · 71 years left
101 sqmS$720,000S$7,129 psm
Jun 2025
Blk 161 · 4 ROOM · 13 TO 15 · Model A · 72 years left
103 sqmS$708,888S$6,882 psm
Nov 2024
Blk 161 · 4 ROOM · 07 TO 09 · Model A · 72 years left
103 sqmS$700,888S$6,805 psm
Oct 2023
Blk 161 · 4 ROOM · 13 TO 15 · Model A · 73 years left
excluded: outlier
101 sqmS$678,000S$6,713 psm
Sept 2023
Blk 161 · 4 ROOM · 07 TO 09 · Model A · 73 years left
excluded: outlier
101 sqmS$670,000S$6,634 psm
Sept 2023
Blk 161 · 4 ROOM · 10 TO 12 · Model A · 73 years left
103 sqmS$638,000S$6,194 psm
Jun 2023
Blk 161 · 4 ROOM · 10 TO 12 · Model A · 74 years left
101 sqmS$593,000S$5,871 psm
Jun 2023
Blk 161 · 4 ROOM · 04 TO 06 · Model A · 74 years left
101 sqmS$590,000S$5,842 psm
Mar 2023
Blk 161 · 5 ROOM · 04 TO 06 · Improved · 74 years left
120 sqmS$730,000S$6,083 psm
Jan 2023
Blk 161 · 4 ROOM · 10 TO 12 · Model A · 74 years left
101 sqmS$585,000S$5,792 psm
Dec 2022
Blk 161 · 4 ROOM · 07 TO 09 · Model A · 74 years left
103 sqmS$598,000S$5,806 psm
Dec 2022
Blk 161 · 4 ROOM · 10 TO 12 · Model A · 74 years left
103 sqmS$575,000S$5,583 psm
Oct 2022
Blk 161 · 4 ROOM · 10 TO 12 · Model A · 74 years left
103 sqmS$580,000S$5,631 psm
Mar 2022
Blk 161 · 4 ROOM · 07 TO 09 · Model A · 75 years left
103 sqmS$532,000S$5,165 psm
Mar 2022
Blk 161 · 4 ROOM · 01 TO 03 · Model A · 75 years left
101 sqmS$518,000S$5,129 psm
Mar 2022
Blk 161 · 4 ROOM · 01 TO 03 · Model A · 75 years left
103 sqmS$508,000S$4,932 psm
Nov 2021
Blk 161 · 4 ROOM · 07 TO 09 · Model A · 75 years left
103 sqmS$532,000S$5,165 psm
See more

Showing 20 of 68.

Sale prices as filed in caveats.

Where the lease takes this

About 69 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 years64 yearsS$673,300S$743,378S$805,093S$819,173
10 years59 yearsS$649,597S$791,855S$928,791S$961,562
20 years49 yearsS$588,867S$875,025S$1,203,830S$1,290,280

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.