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HDB · 530165

Blk 165 Hougang Ave 1

Project page · 99-year lease from 1997

Indicative value range
S$558,546 – S$610,000
Indicative mid S$596,588 · S$6,485 psm

Based on 13 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
Sept 2026Blk 17210 TO 12101 sqmS$660,000S$6,535 psm×1.000S$6,535 psm
Aug 2026Blk 16913 TO 15102 sqmS$690,000S$6,765 psm×1.000S$6,765 psm
Aug 2026Blk 16507 TO 0992 sqmS$610,000S$6,630 psm×1.000S$6,630 psm
Aug 2026Blk 16910 TO 12101 sqmS$700,000S$6,931 psm×1.000S$6,931 psm
Jul 2026Blk 16504 TO 06101 sqmS$625,000S$6,188 psm×1.000S$6,188 psm
Jul 2026Blk 17310 TO 12100 sqmS$650,000S$6,500 psm×1.000S$6,500 psm
Jun 2026Blk 16801 TO 03100 sqmS$600,000S$6,000 psm×1.000S$6,000 psm
Mar 2026Blk 17201 TO 03101 sqmS$610,000S$6,040 psm×0.997S$6,022 psm
Mar 2026Blk 16910 TO 12101 sqmS$656,888S$6,504 psm×0.997S$6,485 psm
Feb 2026Blk 16701 TO 03101 sqmS$615,000S$6,089 psm×0.997S$6,071 psm
Jan 2026Blk 16610 TO 12101 sqmS$650,000S$6,436 psm×0.997S$6,417 psm
Dec 2025Blk 17304 TO 06100 sqmS$560,000S$5,600 psm×0.996S$5,578 psm
Nov 2025Blk 17213 TO 15101 sqmS$688,888S$6,821 psm×0.996S$6,794 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.

6.44% gross yield

S$38,400 of rent a year against the estimate above · 0.25 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 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 20261724 ROOMS$3,500
Sept 20262324 ROOMS$3,300
Aug 20261724 ROOMS$3,700
Aug 20261674 ROOMS$3,450
Aug 20262324 ROOMS$3,150
Aug 20262324 ROOMS$2,900
Aug 20262344 ROOMS$2,900
Jul 20261104 ROOMS$3,200

median of 52 HDB rental approvals for 4 ROOM on Hougang Ave 1 since 2025-10.

Buying or selling at S$596,588?

Buying: Stamp duty on S$596,588 · Cash and CPF needed on S$596,588 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$596,588.

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

Primary schools near 165 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
Aug 2026
Blk 165 · 4 ROOM · 07 TO 09 · Model A2 · 70 years left
92 sqmS$610,000S$6,630 psm
Jul 2026
Blk 165 · 4 ROOM · 04 TO 06 · Model A2 · 70 years left
101 sqmS$625,000S$6,188 psm
Jun 2025
Blk 165 · 4 ROOM · 07 TO 09 · Model A2 · 71 years left
92 sqmS$610,000S$6,630 psm
Jan 2025
Blk 165 · 4 ROOM · 07 TO 09 · Model A2 · 72 years left
101 sqmS$602,000S$5,960 psm
Jan 2025
Blk 165 · 4 ROOM · 04 TO 06 · Model A2 · 72 years left
92 sqmS$610,000S$6,630 psm
Jan 2025
Blk 165 · 4 ROOM · 10 TO 12 · Model A2 · 72 years left
101 sqmS$605,000S$5,990 psm
Dec 2024
Blk 165 · 4 ROOM · 07 TO 09 · Model A2 · 72 years left
92 sqmS$585,000S$6,359 psm
Jun 2024
Blk 165 · 4 ROOM · 01 TO 03 · Model A2 · 73 years left
92 sqmS$520,000S$5,652 psm
Mar 2024
Blk 165 · 4 ROOM · 01 TO 03 · Model A2 · 73 years left
92 sqmS$508,000S$5,522 psm
Dec 2023
Blk 165 · 4 ROOM · 07 TO 09 · Model A2 · 73 years left
92 sqmS$520,000S$5,652 psm
Dec 2023
Blk 165 · 4 ROOM · 07 TO 09 · Model A2 · 73 years left
92 sqmS$518,000S$5,630 psm
Oct 2023
Blk 165 · 4 ROOM · 13 TO 15 · Model A2 · 73 years left
92 sqmS$520,000S$5,652 psm
Aug 2023
Blk 165 · 4 ROOM · 07 TO 09 · Model A2 · 73 years left
92 sqmS$519,000S$5,641 psm
Jul 2023
Blk 165 · 4 ROOM · 01 TO 03 · Model A2 · 73 years left
92 sqmS$505,000S$5,489 psm
Mar 2023
Blk 165 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left
101 sqmS$530,000S$5,248 psm
Mar 2023
Blk 165 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left
92 sqmS$480,000S$5,217 psm
Nov 2022
Blk 165 · 4 ROOM · 01 TO 03 · Model A2 · 74 years left
92 sqmS$450,000S$4,891 psm
Oct 2021
Blk 165 · 4 ROOM · 10 TO 12 · Model A2 · 75 years left
92 sqmS$425,000S$4,620 psm
See more

Showing 18 of 88.

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$577,961S$638,116S$691,092S$703,178
10 years59 yearsS$557,614S$679,728S$797,274S$825,405
20 years49 yearsS$505,483S$751,122S$1,033,368S$1,107,577

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.