Blk 168 Hougang Ave 1
Project page · 99-year lease from 1997
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 172 | 10 TO 12 | 101 sqm | S$660,000 | S$6,535 psm | ×1.000 | S$6,535 psm |
| Aug 2026 | Blk 169 | 13 TO 15 | 102 sqm | S$690,000 | S$6,765 psm | ×1.000 | S$6,765 psm |
| Aug 2026 | Blk 165 | 07 TO 09 | 92 sqm | S$610,000 | S$6,630 psm | ×1.000 | S$6,630 psm |
| Aug 2026 | Blk 169 | 10 TO 12 | 101 sqm | S$700,000 | S$6,931 psm | ×1.000 | S$6,931 psm |
| Jul 2026 | Blk 165 | 04 TO 06 | 101 sqm | S$625,000 | S$6,188 psm | ×1.000 | S$6,188 psm |
| Jul 2026 | Blk 173 | 10 TO 12 | 100 sqm | S$650,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Jun 2026 | Blk 168 | 01 TO 03 | 100 sqm | S$600,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Mar 2026 | Blk 172 | 01 TO 03 | 101 sqm | S$610,000 | S$6,040 psm | ×0.997 | S$6,022 psm |
| Mar 2026 | Blk 169 | 10 TO 12 | 101 sqm | S$656,888 | S$6,504 psm | ×0.997 | S$6,485 psm |
| Feb 2026 | Blk 167 | 01 TO 03 | 101 sqm | S$615,000 | S$6,089 psm | ×0.997 | S$6,071 psm |
| Jan 2026 | Blk 166 | 10 TO 12 | 101 sqm | S$650,000 | S$6,436 psm | ×0.997 | S$6,417 psm |
| Dec 2025 | Blk 173 | 04 TO 06 | 100 sqm | S$560,000 | S$5,600 psm | ×0.996 | S$5,578 psm |
| Nov 2025 | Blk 172 | 13 TO 15 | 101 sqm | S$688,888 | S$6,821 psm | ×0.996 | S$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.
5.92% gross yield
S$38,400 of rent a year against the estimate above · 0.77 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 172 | 4 ROOM | S$3,500 |
| Sept 2026 | 232 | 4 ROOM | S$3,300 |
| Aug 2026 | 172 | 4 ROOM | S$3,700 |
| Aug 2026 | 167 | 4 ROOM | S$3,450 |
| Aug 2026 | 232 | 4 ROOM | S$3,150 |
| Aug 2026 | 232 | 4 ROOM | S$2,900 |
| Aug 2026 | 234 | 4 ROOM | S$2,900 |
| Jul 2026 | 110 | 4 ROOM | S$3,200 |
median of 52 HDB rental approvals for 4 ROOM on Hougang Ave 1 since 2025-10.
Buying or selling at S$648,465?
Buying: Stamp duty on S$648,465 · Cash and CPF needed on S$648,465 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$648,465.
Each opens with this figure filled in; change anything there.
Primary schools near 168 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
- Paya Lebar Methodist Girls' School (Primary) (girls) · 417 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Xinghua Primary School · 587 m · no 2025 Phase 2C ballot
1 to 2 km
- Maris Stella High School (boys) · 1,505 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,628 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 168 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 100 sqm | S$600,000 | S$6,000 psm |
| Sept 2025 | Blk 168 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 100 sqm | S$680,000 | S$6,800 psm |
| Feb 2025 | Blk 168 · 4 ROOM · 13 TO 15 · Model A · 72 years left | 100 sqm | S$665,000 | S$6,650 psm |
| May 2023 | Blk 168 · 4 ROOM · 13 TO 15 · Model A · 74 years left | 100 sqm | S$548,000 | S$5,480 psm |
Showing 4 of 31.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 168 · 4 ROOM | S$3,500 | — |
| Dec 2025 | Blk 168 · 5 ROOM | S$3,700 | — |
| Nov 2025 | Blk 168 · 4 ROOM | S$3,300 | — |
| May 2025 | Blk 168 · 5 ROOM | S$3,700 | — |
| Apr 2024 | Blk 168 · 5 ROOM | S$3,900 | — |
| Feb 2024 | Blk 168 · 4 ROOM | S$3,600 | — |
| Nov 2023 | Blk 168 · 5 ROOM | S$2,800 | — |
| Aug 2023 | Blk 168 · 4 ROOM | S$3,400 | — |
| Mar 2022 | Blk 168 · 4 ROOM | S$3,050 | — |
| Mar 2022 | Blk 168 · 4 ROOM | S$2,600 | — |
| Jul 2021 | Blk 168 · 4 ROOM | S$2,600 | — |
| Jun 2021 | Blk 168 · 5 ROOM | S$2,800 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 64 years | S$628,219 | S$693,604 | S$751,187 | S$764,324 |
| 10 years | 59 years | S$606,102 | S$738,835 | S$866,602 | S$897,179 |
| 20 years | 49 years | S$549,439 | S$816,437 | S$1,123,226 | S$1,203,888 |
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.