Blk 231 Hougang St 21
Project page · 99-year lease from 1984
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 231 | 04 TO 06 | 140 sqm | S$988,888 | S$7,063 psm | ×1.000 | S$7,063 psm |
| Aug 2026 | Blk 231 | 07 TO 09 | 140 sqm | S$1,040,000 | S$7,429 psm | ×1.000 | S$7,429 psm |
| Jan 2026 | Blk 231 | 04 TO 06 | 142 sqm | S$980,000 | S$6,901 psm | ×0.997 | S$6,881 psm |
How accurate is this estimate for Hougang St 21?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 13 sales in Hougang St 21 since.
- Median error
- 10.8%
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.
4.49% gross yield
S$45,000 of rent a year against the estimate above · 1.39 points below flats like it
Homes like this rent for about S$3,750 a month, the middle of 1 approval 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 |
|---|---|---|---|
| Sept 2026 | 231 | 5 ROOM | S$3,750 |
median of 1 HDB rental approvals for 5 ROOM on Hougang St 21 since 2025-10.
Buying or selling at S$1,003,016?
Buying: Stamp duty on S$1,003,016 · Cash and CPF needed on S$1,003,016 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,003,016.
Each opens with this figure filled in; change anything there.
Primary schools near 231 Hougang St 21
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
- Xinghua Primary School · 182 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 753 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Holy Innocents' Primary School · 1,098 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xinmin Primary School · 1,485 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,637 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,793 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,929 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
- Maris Stella High School (boys) · 1,941 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 231 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 57 years left | 140 sqm | S$988,888 | S$7,063 psm |
| Aug 2026 | Blk 231 · 5 ROOM · 07 TO 09 · Model A-Maisonette · 57 years left | 140 sqm | S$1,040,000 | S$7,429 psm |
| Jan 2026 | Blk 231 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 58 years left | 142 sqm | S$980,000 | S$6,901 psm |
| Sept 2025 | Blk 231 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 58 years left | 142 sqm | S$1,028,000 | S$7,239 psm |
| May 2025 | Blk 231 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 58 years left | 140 sqm | S$990,000 | S$7,071 psm |
| Feb 2025 | Blk 231 · 5 ROOM · 07 TO 09 · Model A-Maisonette · 59 years left | 140 sqm | S$1,070,888 | S$7,649 psm |
| Aug 2024 | Blk 231 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 59 years left | 142 sqm | S$1,150,000 | S$8,099 psm |
| Jun 2024 | Blk 231 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 59 years left excluded: outlier | 142 sqm | S$1,088,000 | S$7,662 psm |
| Apr 2024 | Blk 231 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 60 years left | 142 sqm | S$991,688 | S$6,984 psm |
| Apr 2024 | Blk 231 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 60 years left | 140 sqm | S$900,000 | S$6,429 psm |
| Mar 2024 | Blk 231 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 60 years left | 142 sqm | S$900,000 | S$6,338 psm |
| Feb 2024 | Blk 231 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 103 sqm | S$585,000 | S$5,680 psm |
| Nov 2023 | Blk 231 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 109 sqm | S$615,000 | S$5,642 psm |
| Nov 2023 | Blk 231 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 109 sqm | S$600,000 | S$5,505 psm |
| Oct 2023 | Blk 231 · 4 ROOM · 13 TO 15 · Model A · 60 years left | 109 sqm | S$620,000 | S$5,688 psm |
| Aug 2023 | Blk 231 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 103 sqm | S$518,000 | S$5,029 psm |
| Feb 2023 | Blk 231 · 5 ROOM · 07 TO 09 · Model A-Maisonette · 61 years left | 140 sqm | S$958,000 | S$6,843 psm |
| Nov 2022 | Blk 231 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 61 years left | 142 sqm | S$860,000 | S$6,056 psm |
| Oct 2022 | Blk 231 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 61 years left | 142 sqm | S$818,000 | S$5,761 psm |
| Sept 2022 | Blk 231 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 61 years left | 152 sqm | S$810,000 | S$5,329 psm |
| Sept 2022 | Blk 231 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 61 years left | 142 sqm | S$800,000 | S$5,634 psm |
Showing 21 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 231 · 5 ROOM | S$3,750 | — |
| Mar 2026 | Blk 231 · 4 ROOM | S$3,700 | — |
| Nov 2025 | Blk 231 · 4 ROOM | S$3,700 | — |
| Sept 2025 | Blk 231 · 5 ROOM | S$3,900 | — |
| Jul 2025 | Blk 231 · 4 ROOM | S$3,700 | — |
| Jun 2025 | Blk 231 · 4 ROOM | S$3,700 | — |
| Apr 2025 | Blk 231 · 5 ROOM | S$4,400 | — |
| Jan 2025 | Blk 231 · 5 ROOM | S$4,500 | — |
| Aug 2023 | Blk 231 · 5 ROOM | S$3,800 | — |
| Jul 2023 | Blk 231 · 4 ROOM | S$3,700 | — |
| Apr 2023 | Blk 231 · 5 ROOM | S$4,500 | — |
| Feb 2023 | Blk 231 · 5 ROOM | S$4,500 | — |
| Jun 2022 | Blk 231 · 4 ROOM | S$2,700 | — |
| May 2022 | Blk 231 · 5 ROOM | S$2,800 | — |
| Apr 2022 | Blk 231 · 5 ROOM | S$3,000 | — |
| Feb 2022 | Blk 231 · 5 ROOM | S$2,910 | — |
| Nov 2021 | Blk 231 · 5 ROOM | S$2,800 | — |
| Oct 2021 | Blk 231 · 4 ROOM | S$2,600 | — |
| Sept 2021 | Blk 231 · 5 ROOM | S$2,800 | — |
| May 2021 | Blk 231 · 5 ROOM | S$2,550 | — |
| Apr 2021 | Blk 231 · 5 ROOM | S$2,800 | — |
| Feb 2021 | Blk 231 · 5 ROOM | S$2,860 | — |
| Jan 2021 | Blk 231 · 4 ROOM | S$2,250 | — |
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$957,475 | S$1,057,129 | S$1,144,891 | S$1,164,914 |
| 10 years | 46 years | S$909,245 | S$1,108,364 | S$1,300,034 | S$1,345,904 |
| 20 years | 36 years | S$799,323 | S$1,187,752 | S$1,634,069 | S$1,751,416 |
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.