Blk 238 Hougang Ave 1
Project page · 99-year lease from 1984
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 238 | 01 TO 03 | 146 sqm | S$985,000 | S$6,747 psm | ×1.000 | S$6,747 psm |
| Jul 2026 | Blk 238 | 10 TO 12 | 136 sqm | S$975,000 | S$7,169 psm | ×1.000 | S$7,169 psm |
| Jan 2026 | Blk 238 | 04 TO 06 | 136 sqm | S$970,000 | S$7,132 psm | ×0.997 | S$7,111 psm |
| Jan 2026 | Blk 238 | 01 TO 03 | 136 sqm | S$905,000 | S$6,654 psm | ×0.997 | S$6,635 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.
4.77% gross yield
S$45,600 of rent a year against the estimate above · 1.11 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 8 approvals 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 |
|---|---|---|---|
| Apr 2026 | 230 | 5 ROOM | S$4,250 |
| Mar 2026 | 103 | 5 ROOM | S$3,000 |
| Mar 2026 | 166 | 5 ROOM | S$2,900 |
| Feb 2026 | 238 | 5 ROOM | S$3,900 |
| Jan 2026 | 234 | 5 ROOM | S$4,200 |
| Dec 2025 | 168 | 5 ROOM | S$3,700 |
| Oct 2025 | 234 | 5 ROOM | S$4,300 |
| Oct 2025 | 170 | 5 ROOM | S$3,500 |
median of 8 HDB rental approvals for 5 ROOM on Hougang Ave 1 since 2025-10.
Buying or selling at S$956,194?
Buying: Stamp duty on S$956,194 · Cash and CPF needed on S$956,194 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$956,194.
Each opens with this figure filled in; change anything there.
Primary schools near 238 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
- Xinghua Primary School · 99 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 702 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Holy Innocents' Primary School · 1,142 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,629 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,744 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,905 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Zhonghua Primary School · 1,926 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,957 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 238 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 57 years left | 146 sqm | S$985,000 | S$6,747 psm |
| Jul 2026 | Blk 238 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 57 years left | 136 sqm | S$975,000 | S$7,169 psm |
| May 2026 | Blk 238 · 4 ROOM · 07 TO 09 · Model A · 57 years left | 110 sqm | S$778,000 | S$7,073 psm |
| Jan 2026 | Blk 238 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 58 years left | 136 sqm | S$905,000 | S$6,654 psm |
| Jan 2026 | Blk 238 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 58 years left | 136 sqm | S$970,000 | S$7,132 psm |
| Oct 2025 | Blk 238 · 5 ROOM · 07 TO 09 · Model A-Maisonette · 58 years left | 136 sqm | S$975,000 | S$7,169 psm |
| Aug 2025 | Blk 238 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 110 sqm | S$758,888 | S$6,899 psm |
| May 2025 | Blk 238 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 58 years left | 138 sqm | S$915,000 | S$6,630 psm |
| Dec 2024 | Blk 238 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 59 years left | 138 sqm | S$915,000 | S$6,630 psm |
| Nov 2024 | Blk 238 · 5 ROOM · 07 TO 09 · Model A-Maisonette · 59 years left | 138 sqm | S$975,000 | S$7,065 psm |
| Aug 2024 | Blk 238 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 59 years left | 138 sqm | S$988,000 | S$7,159 psm |
| Jul 2024 | Blk 238 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 59 years left | 138 sqm | S$968,000 | S$7,014 psm |
| Jan 2024 | Blk 238 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 60 years left | 138 sqm | S$895,000 | S$6,486 psm |
| Nov 2023 | Blk 238 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 60 years left | 138 sqm | S$900,888 | S$6,528 psm |
| Aug 2023 | Blk 238 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 60 years left | 138 sqm | S$757,000 | S$5,486 psm |
| Jul 2023 | Blk 238 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 60 years left | 138 sqm | S$905,000 | S$6,558 psm |
| Jun 2022 | Blk 238 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 61 years left | 138 sqm | S$881,888 | S$6,390 psm |
| Dec 2021 | Blk 238 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 62 years left | 136 sqm | S$790,000 | S$5,809 psm |
| Oct 2021 | Blk 238 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 62 years left | 136 sqm | S$725,000 | S$5,331 psm |
Showing 19 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 238 · 5 ROOM | S$3,900 | — |
| Dec 2025 | Blk 238 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 238 · 5 ROOM | S$3,800 | — |
| Nov 2023 | Blk 238 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 238 · 5 ROOM | S$4,000 | — |
| Dec 2021 | Blk 238 · 4 ROOM | S$2,100 | — |
| Sept 2021 | Blk 238 · 5 ROOM | S$2,200 | — |
| Aug 2021 | Blk 238 · 5 ROOM | S$2,600 | — |
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$912,779 | S$1,007,781 | S$1,091,447 | S$1,110,535 |
| 10 years | 46 years | S$866,800 | S$1,056,625 | S$1,239,347 | S$1,283,076 |
| 20 years | 36 years | S$762,010 | S$1,132,307 | S$1,557,789 | S$1,669,658 |
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.