Blk 239 Hougang St 22
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 239 | 04 TO 06 | 104 sqm | S$600,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Jul 2026 | Blk 239 | 10 TO 12 | 104 sqm | S$636,888 | S$6,124 psm | ×1.000 | S$6,124 psm |
| Jul 2026 | Blk 239 | 01 TO 03 | 104 sqm | S$550,000 | S$5,288 psm | ×1.000 | S$5,288 psm |
How accurate is this estimate for Hougang St 22?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 20 sales in Hougang St 22 since.
- Median error
- 3.4%
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.
6.50% gross yield
S$39,000 of rent a year against the estimate above · 0.56 points below flats like it
Homes like this rent for about S$3,250 a month, the middle of 10 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 |
|---|---|---|---|
| Aug 2026 | 242 | 4 ROOM | S$3,400 |
| Aug 2026 | 239 | 4 ROOM | S$3,300 |
| Aug 2026 | 244 | 4 ROOM | S$3,100 |
| Jul 2026 | 241 | 4 ROOM | S$3,000 |
| Jul 2026 | 244 | 4 ROOM | S$3,000 |
| May 2026 | 241 | 4 ROOM | S$3,200 |
| Apr 2026 | 239 | 4 ROOM | S$3,500 |
| Mar 2026 | 242 | 4 ROOM | S$3,400 |
median of 10 HDB rental approvals for 4 ROOM on Hougang St 22 since 2025-10.
Buying or selling at S$600,000?
Buying: Stamp duty on S$600,000 · Cash and CPF needed on S$600,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$600,000.
Each opens with this figure filled in; change anything there.
Primary schools near 239 Hougang St 22
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 · 174 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 707 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Holy Innocents' Primary School · 1,195 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,815 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,875 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,894 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,996 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 239 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 104 sqm | S$600,000 | S$5,769 psm |
| Jul 2026 | Blk 239 · 4 ROOM · 01 TO 03 · Model A · 57 years left | 104 sqm | S$550,000 | S$5,288 psm |
| Jul 2026 | Blk 239 · 4 ROOM · 10 TO 12 · Model A · 57 years left | 104 sqm | S$636,888 | S$6,124 psm |
| Nov 2023 | Blk 239 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 109 sqm | S$516,000 | S$4,734 psm |
| Jun 2023 | Blk 239 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$538,000 | S$5,173 psm |
| Jun 2023 | Blk 239 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 105 sqm | S$498,888 | S$4,751 psm |
| Jul 2022 | Blk 239 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 104 sqm | S$485,000 | S$4,663 psm |
| Mar 2022 | Blk 239 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$470,000 | S$4,519 psm |
Showing 8 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 239 · 4 ROOM | S$3,300 | — |
| Apr 2026 | Blk 239 · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 239 · 4 ROOM | S$3,300 | — |
| Nov 2024 | Blk 239 · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 239 · 4 ROOM | S$3,300 | — |
| Sept 2024 | Blk 239 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 239 · 4 ROOM | S$3,350 | — |
| Dec 2023 | Blk 239 · 4 ROOM | S$3,700 | — |
| Dec 2023 | Blk 239 · 4 ROOM | S$3,200 | — |
| Oct 2023 | Blk 239 · 4 ROOM | S$3,300 | — |
| Oct 2022 | Blk 239 · 4 ROOM | S$3,300 | — |
| May 2022 | Blk 239 · 4 ROOM | S$2,200 | — |
| Apr 2022 | Blk 239 · 4 ROOM | S$2,080 | — |
| Jul 2021 | Blk 239 · 4 ROOM | 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$572,758 | S$632,371 | S$684,870 | S$696,847 |
| 10 years | 46 years | S$543,907 | S$663,019 | S$777,675 | S$805,115 |
| 20 years | 36 years | S$478,152 | S$710,509 | S$977,494 | S$1,047,690 |
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.