Blk 403 Hougang Ave 10
Project page · 99-year lease from 1985
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 403 | 01 TO 03 | 67 sqm | S$440,000 | S$6,567 psm | ×1.000 | S$6,567 psm |
| Apr 2026 | Blk 403 | 01 TO 03 | 76 sqm | S$460,000 | S$6,053 psm | ×1.000 | S$6,053 psm |
| Jan 2026 | Blk 403 | 01 TO 03 | 73 sqm | S$430,000 | S$5,890 psm | ×0.997 | S$5,873 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.
7.99% gross yield
S$32,400 of rent a year against the estimate above · 0.18 points above 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 401 | 3 ROOM | S$3,000 |
| Sept 2026 | 511 | 3 ROOM | S$2,800 |
| Sept 2026 | 404 | 3 ROOM | S$2,000 |
| Aug 2026 | 401 | 3 ROOM | S$2,600 |
| Jul 2026 | 415 | 3 ROOM | S$2,800 |
| Jul 2026 | 401 | 3 ROOM | S$2,750 |
| Jul 2026 | 412 | 3 ROOM | S$2,500 |
| May 2026 | 410 | 3 ROOM | S$2,900 |
median of 27 HDB rental approvals for 3 ROOM on Hougang Ave 10 since 2025-10.
Buying or selling at S$405,526?
Buying: Stamp duty on S$405,526 · Cash and CPF needed on S$405,526 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$405,526.
Each opens with this figure filled in; change anything there.
Primary schools near 403 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
- CHIJ Our Lady of the Nativity (girls) · 114 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 294 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 710 m · no 2025 Phase 2C ballot
- North Vista Primary School · 841 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 860 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Palm View Primary School · 1,084 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yio Chu Kang Primary School · 1,174 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,400 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,551 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,596 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,681 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,835 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,926 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anchor Green Primary School · 1,959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 403 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Apr 2026 | Blk 403 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 76 sqm | S$460,000 | S$6,053 psm |
| Jan 2026 | Blk 403 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 73 sqm | S$430,000 | S$5,890 psm |
| Aug 2025 | Blk 403 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Aug 2024 | Blk 403 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 98 sqm | S$508,000 | S$5,184 psm |
| Feb 2023 | Blk 403 · 4 ROOM · 01 TO 03 · New Generation · 62 years left | 91 sqm | S$475,000 | S$5,220 psm |
| Dec 2022 | Blk 403 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Nov 2021 | Blk 403 · 4 ROOM · 01 TO 03 · New Generation · 63 years left | 91 sqm | S$413,000 | S$4,538 psm |
Showing 8 of 25.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2025 | Blk 403 · 3 ROOM | S$1,800 | — |
| May 2025 | Blk 403 · 3 ROOM | S$2,700 | — |
| Jan 2025 | Blk 403 · 3 ROOM | S$2,100 | — |
| Nov 2022 | Blk 403 · 3 ROOM | S$1,800 | — |
| Nov 2022 | Blk 403 · 3 ROOM | S$1,600 | — |
| Dec 2021 | Blk 403 · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 403 · 3 ROOM | S$1,550 | — |
| May 2021 | Blk 403 · 3 ROOM | S$2,100 | — |
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$387,114 | S$427,405 | S$462,888 | S$470,983 |
| 10 years | 47 years | S$367,614 | S$448,119 | S$525,613 | S$544,158 |
| 20 years | 37 years | S$323,172 | S$480,217 | S$660,666 | S$708,110 |
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.