Blk 248 Hougang Ave 3
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 248 | 07 TO 09 | 67 sqm | S$418,888 | S$6,252 psm | ×1.000 | S$6,252 psm |
| Jun 2026 | Blk 248 | 10 TO 12 | 67 sqm | S$435,000 | S$6,493 psm | ×1.000 | S$6,493 psm |
| Apr 2026 | Blk 248 | 04 TO 06 | 67 sqm | S$425,000 | S$6,343 psm | ×1.000 | S$6,343 psm |
| Nov 2025 | Blk 248 | 04 TO 06 | 67 sqm | S$415,000 | S$6,194 psm | ×0.996 | S$6,170 psm |
How accurate is this estimate for Hougang Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 53 sales in Hougang Ave 3 since.
- Median error
- 5.2%
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.
7.39% gross yield
S$31,200 of rent a year against the estimate above · 0.42 points below flats like it
Homes like this rent for about S$2,600 a month, the middle of 77 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 20 | 3 ROOM | S$3,200 |
| Sept 2026 | 20 | 3 ROOM | S$2,900 |
| Sept 2026 | 6 | 3 ROOM | S$2,500 |
| Sept 2026 | 17 | 3 ROOM | S$2,400 |
| Aug 2026 | 2 | 3 ROOM | S$2,700 |
| Aug 2026 | 248 | 3 ROOM | S$2,600 |
| Jul 2026 | 21 | 3 ROOM | S$3,100 |
| Jul 2026 | 24 | 3 ROOM | S$3,000 |
median of 77 HDB rental approvals for 3 ROOM on Hougang Ave 3 since 2025-10.
Buying or selling at S$421,944?
Buying: Stamp duty on S$421,944 · Cash and CPF needed on S$421,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$421,944.
Each opens with this figure filled in; change anything there.
Primary schools near 248 Hougang Ave 3
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 · 162 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 763 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,140 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Montfort Junior School (boys) · 1,533 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,558 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Xinmin Primary School · 1,620 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 248 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Jun 2026 | Blk 248 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 67 sqm | S$418,888 | S$6,252 psm |
| Apr 2026 | Blk 248 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$425,000 | S$6,343 psm |
| Nov 2025 | Blk 248 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$415,000 | S$6,194 psm |
| Jun 2025 | Blk 248 · 4 ROOM · 07 TO 09 · New Generation · 58 years left | 93 sqm | S$560,000 | S$6,022 psm |
| May 2025 | Blk 248 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$425,000 | S$6,343 psm |
| Oct 2024 | Blk 248 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 71 sqm | S$420,000 | S$5,915 psm |
| Jan 2024 | Blk 248 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$402,500 | S$6,007 psm |
| Jan 2024 | Blk 248 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Jan 2024 | Blk 248 · 3 ROOM · 01 TO 03 · New Generation · 60 years left excluded: outlier | 72 sqm | S$358,000 | S$4,972 psm |
| Nov 2023 | Blk 248 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$385,000 | S$5,746 psm |
| Oct 2023 | Blk 248 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Aug 2023 | Blk 248 · 4 ROOM · 10 TO 12 · New Generation · 60 years left | 93 sqm | S$485,000 | S$5,215 psm |
| Oct 2022 | Blk 248 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 67 sqm | S$352,000 | S$5,254 psm |
Showing 14 of 78.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 248 · 4 ROOM | S$3,500 | — |
| Aug 2026 | Blk 248 · 3 ROOM | S$2,600 | — |
| Jul 2026 | Blk 248 · 4 ROOM | S$1,600 | — |
| Mar 2026 | Blk 248 · 4 ROOM | S$2,000 | — |
| Dec 2025 | Blk 248 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 248 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 248 · 4 ROOM | S$3,400 | — |
| Jul 2025 | Blk 248 · 3 ROOM | S$2,600 | — |
| Apr 2025 | Blk 248 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 248 · 3 ROOM | S$1,800 | — |
| Jul 2024 | Blk 248 · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 248 · 4 ROOM | S$900 | — |
| Apr 2024 | Blk 248 · 4 ROOM | S$1,900 | — |
| Oct 2023 | Blk 248 · 3 ROOM | S$2,800 | — |
| Jul 2023 | Blk 248 · 4 ROOM | S$3,550 | — |
| Jun 2023 | Blk 248 · 4 ROOM | S$2,500 | — |
| May 2023 | Blk 248 · 3 ROOM | S$2,500 | — |
| Sept 2022 | Blk 248 · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 248 · 4 ROOM | S$1,900 | — |
| Mar 2022 | Blk 248 · 3 ROOM | S$1,300 | — |
| Oct 2021 | Blk 248 · 3 ROOM | S$2,100 | — |
| Aug 2021 | Blk 248 · 4 ROOM | S$1,800 | — |
| Jun 2021 | Blk 248 · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 248 · 3 ROOM | S$1,500 | — |
| Apr 2021 | Blk 248 · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 248 · 3 ROOM | S$1,500 | — |
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$402,786 | S$444,708 | S$481,628 | S$490,051 |
| 10 years | 46 years | S$382,497 | S$466,261 | S$546,892 | S$566,189 |
| 20 years | 36 years | S$336,256 | S$499,658 | S$687,413 | S$736,777 |
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.