Blk 323 Hougang Ave 5
Project page · 99-year lease from 1982
Based on 17 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 322 | 01 TO 03 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Oct 2026 | Blk 321 | 01 TO 03 | 67 sqm | S$428,000 | S$6,388 psm | ×1.000 | S$6,388 psm |
| Sept 2026 | Blk 321 | 07 TO 09 | 67 sqm | S$415,000 | S$6,194 psm | ×1.000 | S$6,194 psm |
| Aug 2026 | Blk 321 | 10 TO 12 | 67 sqm | S$445,000 | S$6,642 psm | ×1.000 | S$6,642 psm |
| Jul 2026 | Blk 319 | 01 TO 03 | 67 sqm | S$450,000 | S$6,716 psm | ×1.000 | S$6,716 psm |
| Jul 2026 | Blk 304 | 10 TO 12 | 74 sqm | S$490,000 | S$6,622 psm | ×1.000 | S$6,622 psm |
| Jul 2026 | Blk 308 | 01 TO 03 | 67 sqm | S$415,000 | S$6,194 psm | ×1.000 | S$6,194 psm |
| Jun 2026 | Blk 328 | 07 TO 09 | 67 sqm | S$450,000 | S$6,716 psm | ×1.000 | S$6,716 psm |
| Jun 2026 | Blk 321 | 01 TO 03 | 67 sqm | S$410,000 | S$6,119 psm | ×1.000 | S$6,119 psm |
| Jun 2026 | Blk 321 | 07 TO 09 | 67 sqm | S$412,000 | S$6,149 psm | ×1.000 | S$6,149 psm |
| May 2026 | Blk 321 | 10 TO 12 | 67 sqm | S$435,000 | S$6,493 psm | ×1.000 | S$6,493 psm |
| May 2026 | Blk 327 | 10 TO 12 | 67 sqm | S$448,000 | S$6,687 psm | ×1.000 | S$6,687 psm |
| Apr 2026 | Blk 327 | 04 TO 06 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Apr 2026 | Blk 311 | 07 TO 09 | 68 sqm | S$426,000 | S$6,265 psm | ×1.000 | S$6,265 psm |
| Mar 2026 | Blk 322 | 10 TO 12 | 67 sqm | S$478,000 | S$7,134 psm | ×0.997 | S$7,113 psm |
| Dec 2025 | Blk 327 | 07 TO 09 | 67 sqm | S$438,000 | S$6,537 psm | ×0.996 | S$6,512 psm |
| Nov 2025 | Blk 318 | 01 TO 03 | 67 sqm | S$415,000 | S$6,194 psm | ×0.996 | S$6,170 psm |
How accurate is this estimate for Hougang Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 54 sales in Hougang Ave 5 since.
- Median error
- 3.5%
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.
7.71% gross yield
S$33,000 of rent a year against the estimate above · 0.1 points below flats like it
Homes like this rent for about S$2,750 a month, the middle of 48 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 | 307 | 3 ROOM | S$3,000 |
| Sept 2026 | 308 | 3 ROOM | S$2,900 |
| Sept 2026 | 305 | 3 ROOM | S$2,700 |
| Sept 2026 | 308 | 3 ROOM | S$2,700 |
| Aug 2026 | 321 | 3 ROOM | S$2,850 |
| Aug 2026 | 328 | 3 ROOM | S$2,800 |
| Jul 2026 | 322 | 3 ROOM | S$2,800 |
| Jul 2026 | 322 | 3 ROOM | S$2,800 |
median of 48 HDB rental approvals for 3 ROOM on Hougang Ave 5 since 2025-10.
Buying or selling at S$428,000?
Buying: Stamp duty on S$428,000 · Cash and CPF needed on S$428,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$428,000.
Each opens with this figure filled in; change anything there.
Primary schools near 323 Hougang Ave 5
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
- Holy Innocents' Primary School · 377 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 578 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
1 to 2 km
- Montfort Junior School (boys) · 1,099 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 1,117 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,179 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,642 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,666 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,710 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,891 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 323 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 67 sqm | S$420,000 | S$6,269 psm |
Showing 1 of 11.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2023 | Blk 323 · 3 ROOM | S$3,200 | — |
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 54 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 | 49 years | S$406,441 | S$448,743 | S$485,998 | S$494,497 |
| 10 years | 44 years | S$382,764 | S$466,587 | S$547,274 | S$566,584 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.