Blk 354 Hougang Ave 7
Project page · 99-year lease from 1986
Based on 14 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 317 | 07 TO 09 | 93 sqm | S$526,600 | S$5,662 psm | ×1.000 | S$5,662 psm |
| Sept 2026 | Blk 354 | 10 TO 12 | 93 sqm | S$527,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Jul 2026 | Blk 352 | 04 TO 06 | 93 sqm | S$515,888 | S$5,547 psm | ×1.000 | S$5,547 psm |
| May 2026 | Blk 326 | 10 TO 12 | 104 sqm | S$565,000 | S$5,433 psm | ×1.000 | S$5,433 psm |
| Mar 2026 | Blk 336 | 10 TO 12 | 91 sqm | S$545,888 | S$5,999 psm | ×0.997 | S$5,981 psm |
| Mar 2026 | Blk 336 | 10 TO 12 | 91 sqm | S$535,888 | S$5,889 psm | ×0.997 | S$5,872 psm |
| Mar 2026 | Blk 352 | 07 TO 09 | 91 sqm | S$530,000 | S$5,824 psm | ×0.997 | S$5,807 psm |
| Mar 2026 | Blk 354 | 04 TO 06 | 93 sqm | S$540,000 | S$5,806 psm | ×0.997 | S$5,789 psm |
| Mar 2026 | Blk 336 | 07 TO 09 | 93 sqm | S$540,000 | S$5,806 psm | ×0.997 | S$5,789 psm |
| Jan 2026 | Blk 336 | 01 TO 03 | 96 sqm | S$530,000 | S$5,521 psm | ×0.997 | S$5,505 psm |
| Jan 2026 | Blk 352 | 07 TO 09 | 91 sqm | S$525,000 | S$5,769 psm | ×0.997 | S$5,752 psm |
| Jan 2026 | Blk 341 | 01 TO 03 | 91 sqm | S$510,000 | S$5,604 psm | ×0.997 | S$5,588 psm |
| Nov 2025 | Blk 326 | 07 TO 09 | 104 sqm | S$550,000 | S$5,288 psm | ×0.996 | S$5,268 psm |
| Nov 2025 | Blk 337 | 04 TO 06 | 91 sqm | S$526,888 | S$5,790 psm | ×0.996 | S$5,767 psm |
How accurate is this estimate for Hougang Ave 7?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 28 sales in Hougang Ave 7 since.
- Median error
- 5.7%
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.
7.01% gross yield
S$37,200 of rent a year against the estimate above · 0.05 points below flats like it
Homes like this rent for about S$3,100 a month, the middle of 22 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 |
|---|---|---|---|
| Sept 2026 | 354 | 4 ROOM | S$3,100 |
| Aug 2026 | 326 | 4 ROOM | S$3,800 |
| Aug 2026 | 352 | 4 ROOM | S$3,200 |
| Jul 2026 | 355 | 4 ROOM | S$3,300 |
| Jun 2026 | 337 | 4 ROOM | S$3,500 |
| Jun 2026 | 336 | 4 ROOM | S$3,000 |
| May 2026 | 354 | 4 ROOM | S$3,500 |
| Apr 2026 | 351 | 4 ROOM | S$3,300 |
median of 22 HDB rental approvals for 4 ROOM on Hougang Ave 7 since 2025-10.
Buying or selling at S$530,978?
Buying: Stamp duty on S$530,978 · Cash and CPF needed on S$530,978 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$530,978.
Each opens with this figure filled in; change anything there.
Primary schools near 354 Hougang Ave 7
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
- CHIJ Our Lady of the Nativity (girls) · 125 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 701 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 809 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Montfort Junior School (boys) · 1,059 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Vista Primary School · 1,131 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,481 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,575 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,644 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,728 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,754 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,798 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 354 · 4 ROOM · 10 TO 12 · New Generation · 59 years left | 93 sqm | S$527,000 | S$5,667 psm |
| Mar 2026 | Blk 354 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Apr 2024 | Blk 354 · 4 ROOM · 10 TO 12 · New Generation · 61 years left | 96 sqm | S$535,000 | S$5,573 psm |
| Mar 2024 | Blk 354 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 94 sqm | S$497,000 | S$5,287 psm |
| Feb 2024 | Blk 354 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 91 sqm | S$458,000 | S$5,033 psm |
| Jul 2023 | Blk 354 · 4 ROOM · 07 TO 09 · New Generation · 62 years left | 91 sqm | S$485,000 | S$5,330 psm |
| Jun 2023 | Blk 354 · 4 ROOM · 04 TO 06 · New Generation · 62 years left | 91 sqm | S$460,000 | S$5,055 psm |
| Jul 2022 | Blk 354 · 4 ROOM · 07 TO 09 · New Generation · 63 years left | 93 sqm | S$458,000 | S$4,925 psm |
| May 2022 | Blk 354 · 4 ROOM · 07 TO 09 · New Generation · 63 years left | 105 sqm | S$460,000 | S$4,381 psm |
| May 2022 | Blk 354 · 4 ROOM · 10 TO 12 · New Generation · 63 years left | 93 sqm | S$431,888 | S$4,644 psm |
| Mar 2022 | Blk 354 · 4 ROOM · 04 TO 06 · New Generation · 63 years left | 94 sqm | S$401,000 | S$4,266 psm |
Showing 11 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 354 · 4 ROOM | S$3,100 | — |
| May 2026 | Blk 354 · 4 ROOM | S$3,500 | — |
| Mar 2026 | Blk 354 · 4 ROOM | S$1,700 | — |
| Dec 2025 | Blk 354 · 4 ROOM | S$2,800 | — |
| Aug 2025 | Blk 354 · 4 ROOM | S$3,100 | — |
| Jan 2025 | Blk 354 · 4 ROOM | S$3,350 | — |
| Jan 2025 | Blk 354 · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 354 · 4 ROOM | S$2,800 | — |
| Jan 2024 | Blk 354 · 4 ROOM | S$3,300 | — |
| Dec 2023 | Blk 354 · 4 ROOM | S$2,800 | — |
| Nov 2023 | Blk 354 · 4 ROOM | S$2,600 | — |
| Sept 2023 | Blk 354 · 4 ROOM | S$3,200 | — |
| Aug 2023 | Blk 354 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 354 · 4 ROOM | S$3,800 | — |
| Nov 2022 | Blk 354 · 4 ROOM | S$2,800 | — |
| Aug 2022 | Blk 354 · 4 ROOM | S$2,200 | — |
| Jun 2022 | Blk 354 · 4 ROOM | S$2,400 | — |
| Dec 2021 | Blk 354 · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 354 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 354 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 354 · 4 ROOM | S$2,300 | — |
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 58 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 | 53 years | S$506,869 | S$559,625 | S$606,084 | S$616,684 |
| 10 years | 48 years | S$481,337 | S$586,748 | S$688,214 | S$712,497 |
| 20 years | 38 years | S$423,147 | S$628,774 | S$865,046 | S$927,167 |
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.