Blk 251 Hougang Ave 3
Project page · 99-year lease from 1985
Based on 6 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 251 | 07 TO 09 | 121 sqm | S$680,000 | S$5,620 psm | ×1.000 | S$5,620 psm |
| Aug 2026 | Blk 249 | 07 TO 09 | 121 sqm | S$688,000 | S$5,686 psm | ×1.000 | S$5,686 psm |
| Aug 2026 | Blk 249 | 04 TO 06 | 125 sqm | S$715,000 | S$5,720 psm | ×1.000 | S$5,720 psm |
| Apr 2026 | Blk 251 | 04 TO 06 | 121 sqm | S$683,000 | S$5,645 psm | ×1.000 | S$5,645 psm |
| Feb 2026 | Blk 16 | 10 TO 12 | 120 sqm | S$642,000 | S$5,350 psm | ×0.997 | S$5,334 psm |
| Jan 2026 | Blk 249 | 10 TO 12 | 121 sqm | S$710,000 | S$5,868 psm | ×0.997 | S$5,850 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.
6.61% gross yield
S$45,300 of rent a year against the estimate above · 0.73 points above flats like it
Homes like this rent for about S$3,775 a month, the middle of 12 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 |
|---|---|---|---|
| Sept 2026 | 249 | 5 ROOM | S$3,750 |
| Aug 2026 | 249 | 5 ROOM | S$4,000 |
| Apr 2026 | 249 | 5 ROOM | S$3,500 |
| Mar 2026 | 1 | 5 ROOM | S$5,850 |
| Mar 2026 | 251 | 5 ROOM | S$3,900 |
| Mar 2026 | 251 | 5 ROOM | S$3,900 |
| Dec 2025 | 16 | 5 ROOM | S$3,750 |
| Dec 2025 | 23 | 5 ROOM | S$3,000 |
median of 12 HDB rental approvals for 5 ROOM on Hougang Ave 3 since 2025-10.
Buying or selling at S$685,500?
Buying: Stamp duty on S$685,500 · Cash and CPF needed on S$685,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$685,500.
Each opens with this figure filled in; change anything there.
Primary schools near 251 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 · 128 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 739 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,124 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Montfort Junior School (boys) · 1,450 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,503 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,543 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 1,912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 251 · 5 ROOM · 07 TO 09 · Improved · 57 years left | 121 sqm | S$680,000 | S$5,620 psm |
| Apr 2026 | Blk 251 · 5 ROOM · 04 TO 06 · Improved · 58 years left | 121 sqm | S$683,000 | S$5,645 psm |
| Jun 2025 | Blk 251 · 5 ROOM · 01 TO 03 · Improved · 59 years left | 121 sqm | S$629,888 | S$5,206 psm |
| Apr 2024 | Blk 251 · 5 ROOM · 10 TO 12 · Improved · 60 years left | 121 sqm | S$640,000 | S$5,289 psm |
| Apr 2024 | Blk 251 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 121 sqm | S$640,000 | S$5,289 psm |
| Apr 2023 | Blk 251 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 121 sqm | S$560,000 | S$4,628 psm |
| Feb 2022 | Blk 251 · 5 ROOM · 13 TO 15 · Improved · 62 years left | 121 sqm | S$550,000 | S$4,545 psm |
Showing 7 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 251 · 5 ROOM | S$3,900 | — |
| Mar 2026 | Blk 251 · 5 ROOM | S$3,900 | — |
| Oct 2025 | Blk 251 · 5 ROOM | S$3,900 | — |
| Oct 2025 | Blk 251 · 5 ROOM | S$3,300 | — |
| Aug 2025 | Blk 251 · 5 ROOM | S$3,600 | — |
| Aug 2025 | Blk 251 · 5 ROOM | S$3,600 | — |
| May 2025 | Blk 251 · 5 ROOM | S$4,000 | — |
| Apr 2025 | Blk 251 · 5 ROOM | S$3,900 | — |
| Mar 2025 | Blk 251 · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 251 · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 251 · 5 ROOM | S$3,200 | — |
| Dec 2023 | Blk 251 · 5 ROOM | S$3,700 | — |
| Nov 2023 | Blk 251 · 5 ROOM | S$3,000 | — |
| Oct 2023 | Blk 251 · 5 ROOM | S$3,600 | — |
| Sept 2023 | Blk 251 · 5 ROOM | S$3,600 | — |
| May 2023 | Blk 251 · 4 ROOM | S$2,800 | — |
| Apr 2023 | Blk 251 · 5 ROOM | S$2,800 | — |
| Jan 2023 | Blk 251 · 5 ROOM | S$3,200 | — |
| Oct 2022 | Blk 251 · 5 ROOM | S$3,700 | — |
| Jul 2022 | Blk 251 · 5 ROOM | S$2,950 | — |
| Mar 2022 | Blk 251 · 5 ROOM | S$2,400 | — |
| Nov 2021 | Blk 251 · 5 ROOM | S$2,500 | — |
| Aug 2021 | Blk 251 · 5 ROOM | S$2,050 | — |
| Mar 2021 | Blk 251 · 5 ROOM | S$2,400 | — |
| Mar 2021 | Blk 251 · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 251 · 5 ROOM | S$2,150 | — |
| Jan 2021 | Blk 251 · 5 ROOM | S$2,000 | — |
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 57 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 | 52 years | S$654,376 | S$722,484 | S$782,464 | S$796,148 |
| 10 years | 47 years | S$621,413 | S$757,499 | S$888,494 | S$919,844 |
| 20 years | 37 years | S$546,289 | S$811,756 | S$1,116,787 | S$1,196,986 |
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.