Blk 235 Hougang St 21
Project page · 99-year lease from 1984
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 222 | 07 TO 09 | 148 sqm | S$1,275,888 | S$8,621 psm | ×1.000 | S$8,621 psm |
| Sept 2026 | Blk 221 | 07 TO 09 | 148 sqm | S$1,292,000 | S$8,730 psm | ×1.000 | S$8,730 psm |
| Sept 2026 | Blk 237 | 13 TO 15 | 156 sqm | S$1,000,000 | S$6,410 psm | ×1.000 | S$6,410 psm |
| Aug 2026 | Blk 221 | 07 TO 09 | 150 sqm | S$1,228,000 | S$8,187 psm | ×1.000 | S$8,187 psm |
| Jul 2026 | Blk 221 | 07 TO 09 | 148 sqm | S$1,075,000 | S$7,264 psm | ×1.000 | S$7,264 psm |
| Jul 2026 | Blk 222 | 01 TO 03 | 146 sqm | S$1,208,000 | S$8,274 psm | ×1.000 | S$8,274 psm |
| May 2026 | Blk 222 | 01 TO 03 | 156 sqm | S$1,232,888 | S$7,903 psm | ×1.000 | S$7,903 psm |
| Apr 2026 | Blk 235 | 01 TO 03 | 155 sqm | S$1,085,000 | S$7,000 psm | ×1.000 | S$7,000 psm |
| Feb 2026 | Blk 221 | 07 TO 09 | 150 sqm | S$1,170,000 | S$7,800 psm | ×0.997 | S$7,777 psm |
| Dec 2025 | Blk 221 | 04 TO 06 | 148 sqm | S$1,450,000 | S$9,797 psm | ×0.996 | S$9,759 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.
4.04% gross yield
S$50,400 of rent a year against the estimate above · 0.46 points below flats like it
Homes like this rent for about S$4,200 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 |
|---|---|---|---|
| Jul 2026 | 221 | EXECUTIVE | S$3,000 |
| Jan 2026 | 222 | EXECUTIVE | S$4,600 |
| Jan 2026 | 237 | EXECUTIVE | S$3,900 |
| Jan 2026 | 221 | EXECUTIVE | S$3,600 |
| Dec 2025 | 237 | EXECUTIVE | S$4,500 |
| Nov 2025 | 221 | EXECUTIVE | S$4,700 |
median of 6 HDB rental approvals for EXECUTIVE on Hougang St 21 since 2025-10.
Buying or selling at S$1,246,960?
Buying: Stamp duty on S$1,246,960 · Cash and CPF needed on S$1,246,960 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,246,960.
Each opens with this figure filled in; change anything there.
Primary schools near 235 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 · 142 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 680 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Holy Innocents' Primary School · 1,160 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,612 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,745 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,880 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,882 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,980 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 235 · EXECUTIVE · 01 TO 03 · Maisonette · 57 years left | 155 sqm | S$1,085,000 | S$7,000 psm |
| Jul 2022 | Blk 235 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 155 sqm | S$838,000 | S$5,406 psm |
| Jan 2022 | Blk 235 · EXECUTIVE · 01 TO 03 · Apartment · 61 years left | 146 sqm | S$840,000 | S$5,753 psm |
Showing 3 of 31.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2021 | Blk 235 · EXECUTIVE | S$2,500 | — |
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$1,190,343 | S$1,314,234 | S$1,423,341 | S$1,448,234 |
| 10 years | 46 years | S$1,130,383 | S$1,377,930 | S$1,616,216 | S$1,673,242 |
| 20 years | 36 years | S$993,727 | S$1,476,626 | S$2,031,492 | S$2,177,378 |
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.