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HDB · 530401

Blk 401 Hougang Ave 10

Project page · 99-year lease from 1985

Indicative value range
S$428,182 – S$480,428
Indicative mid S$449,105 · S$6,604 psm

Based on 12 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 41507 TO 0967 sqmS$465,888S$6,954 psm×1.000S$6,954 psm
Sept 2026Blk 41510 TO 1267 sqmS$445,000S$6,642 psm×1.000S$6,642 psm
Aug 2026Blk 40301 TO 0367 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
Jul 2026Blk 40401 TO 0367 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Jun 2026Blk 51104 TO 0664 sqmS$458,000S$7,156 psm×1.000S$7,156 psm
Apr 2026Blk 40301 TO 0376 sqmS$460,000S$6,053 psm×1.000S$6,053 psm
Mar 2026Blk 40107 TO 0968 sqmS$446,888S$6,572 psm×0.997S$6,552 psm
Feb 2026Blk 40104 TO 0668 sqmS$435,000S$6,397 psm×0.997S$6,378 psm
Jan 2026Blk 40301 TO 0373 sqmS$430,000S$5,890 psm×0.997S$5,873 psm
Nov 2025Blk 51101 TO 0364 sqmS$460,000S$7,188 psm×0.996S$7,159 psm
Nov 2025Blk 51101 TO 0364 sqmS$452,000S$7,063 psm×0.996S$7,035 psm
Nov 2025Blk 51107 TO 0964 sqmS$488,888S$7,639 psm×0.996S$7,609 psm

How accurate is this estimate for Hougang Ave 10?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 67 sales in Hougang Ave 10 since.

Median error
4.3%

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.

7.21% gross yield

S$32,400 of rent a year against the estimate above · 0.6 points below flats like it

Homes like this rent for about S$2,700 a month, the middle of 27 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

ApprovedBlockFlatRent a month
Sept 20264013 ROOMS$3,000
Sept 20265113 ROOMS$2,800
Sept 20264043 ROOMS$2,000
Aug 20264013 ROOMS$2,600
Jul 20264153 ROOMS$2,800
Jul 20264013 ROOMS$2,750
Jul 20264123 ROOMS$2,500
May 20264103 ROOMS$2,900

median of 27 HDB rental approvals for 3 ROOM on Hougang Ave 10 since 2025-10.

Buying or selling at S$449,105?

Buying: Stamp duty on S$449,105 · Cash and CPF needed on S$449,105 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$449,105.

Each opens with this figure filled in; change anything there.

Primary schools near 401 Hougang Ave 10

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 401 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
92 sqmS$575,000S$6,250 psm
Jul 2026
Blk 401 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
82 sqmS$518,000S$6,317 psm
Mar 2026
Blk 401 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$446,888S$6,572 psm
Feb 2026
Blk 401 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
68 sqmS$435,000S$6,397 psm
May 2025
Blk 401 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
68 sqmS$460,000S$6,765 psm
May 2025
Blk 401 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
68 sqmS$440,000S$6,471 psm
Feb 2025
Blk 401 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
68 sqmS$440,000S$6,471 psm
Aug 2024
Blk 401 · 3 ROOM · 13 TO 15 · New Generation · 60 years left
68 sqmS$445,000S$6,544 psm
Feb 2024
Blk 401 · 3 ROOM · 13 TO 15 · New Generation · 60 years left
68 sqmS$433,888S$6,381 psm
Apr 2023
Blk 401 · 3 ROOM · 07 TO 09 · New Generation · 61 years left
68 sqmS$400,000S$5,882 psm
Oct 2022
Blk 401 · 3 ROOM · 04 TO 06 · New Generation · 62 years left
82 sqmS$400,000S$4,878 psm
Dec 2021
Blk 401 · 3 ROOM · 04 TO 06 · New Generation · 63 years left
68 sqmS$330,000S$4,853 psm
See more

Showing 12 of 57.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$428,713S$473,334S$512,630S$521,596
10 years47 yearsS$407,118S$496,275S$582,096S$602,635
20 years37 yearsS$357,900S$531,821S$731,662S$784,204

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.