Blk 409 Hougang Ave 10
Project page · 99-year lease from 1985
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 409 | 10 TO 12 | 121 sqm | S$860,000 | S$7,107 psm | ×1.000 | S$7,107 psm |
| Jun 2026 | Blk 409 | 01 TO 03 | 121 sqm | S$718,000 | S$5,934 psm | ×1.000 | S$5,934 psm |
| Jun 2026 | Blk 409 | 01 TO 03 | 121 sqm | S$698,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Mar 2026 | Blk 409 | 07 TO 09 | 121 sqm | S$870,000 | S$7,190 psm | ×0.997 | S$7,169 psm |
| Dec 2025 | Blk 409 | 07 TO 09 | 121 sqm | S$785,000 | S$6,488 psm | ×0.996 | S$6,462 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.
5.60% gross yield
S$43,800 of rent a year against the estimate above · 0.28 points below flats like it
Homes like this rent for about S$3,650 a month, the middle of 19 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 | 460 | 5 ROOM | S$3,800 |
| Sept 2026 | 513 | 5 ROOM | S$1,900 |
| Jul 2026 | 450 | 5 ROOM | S$3,500 |
| Jul 2026 | 512 | 5 ROOM | S$3,000 |
| Jun 2026 | 408 | 5 ROOM | S$3,800 |
| May 2026 | 421 | 5 ROOM | S$3,500 |
| Apr 2026 | 460 | 5 ROOM | S$3,300 |
| Mar 2026 | 461 | 5 ROOM | S$3,600 |
median of 19 HDB rental approvals for 5 ROOM on Hougang Ave 10 since 2025-10.
Buying or selling at S$781,915?
Buying: Stamp duty on S$781,915 · Cash and CPF needed on S$781,915 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$781,915.
Each opens with this figure filled in; change anything there.
Primary schools near 409 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) · 218 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 360 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 574 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 731 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yio Chu Kang Primary School · 1,075 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,117 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,251 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,568 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,695 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,709 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,734 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,989 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,996 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 409 · 5 ROOM · 10 TO 12 · Improved · 58 years left | 121 sqm | S$860,000 | S$7,107 psm |
| Jun 2026 | Blk 409 · 5 ROOM · 01 TO 03 · Improved · 59 years left | 121 sqm | S$698,000 | S$5,769 psm |
| Jun 2026 | Blk 409 · 5 ROOM · 01 TO 03 · Improved · 59 years left | 121 sqm | S$718,000 | S$5,934 psm |
| Mar 2026 | Blk 409 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 121 sqm | S$870,000 | S$7,190 psm |
| Dec 2025 | Blk 409 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 121 sqm | S$785,000 | S$6,488 psm |
| Feb 2025 | Blk 409 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 121 sqm | S$730,000 | S$6,033 psm |
| Jan 2025 | Blk 409 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 121 sqm | S$785,000 | S$6,488 psm |
| Aug 2023 | Blk 409 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 121 sqm | S$638,000 | S$5,273 psm |
| Oct 2022 | Blk 409 · 5 ROOM · 01 TO 03 · Improved · 62 years left | 121 sqm | S$638,000 | S$5,273 psm |
| Oct 2021 | Blk 409 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 121 sqm | S$585,000 | S$4,835 psm |
Showing 10 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 409 · 5 ROOM | S$3,300 | — |
| Dec 2025 | Blk 409 · 5 ROOM | S$3,550 | — |
| Oct 2025 | Blk 409 · 5 ROOM | S$3,500 | — |
| Sept 2025 | Blk 409 · 5 ROOM | S$3,100 | — |
| Feb 2025 | Blk 409 · 5 ROOM | S$3,400 | — |
| Feb 2024 | Blk 409 · 5 ROOM | S$3,300 | — |
| Dec 2023 | Blk 409 · 5 ROOM | S$3,000 | — |
| Oct 2023 | Blk 409 · 5 ROOM | S$3,500 | — |
| Sept 2023 | Blk 409 · 5 ROOM | S$3,000 | — |
| Jan 2023 | Blk 409 · 5 ROOM | S$2,400 | — |
| Aug 2022 | Blk 409 · 5 ROOM | S$2,800 | — |
| Mar 2022 | Blk 409 · 5 ROOM | S$2,300 | — |
| Dec 2021 | Blk 409 · 5 ROOM | S$2,400 | — |
| Dec 2021 | Blk 409 · 4 ROOM | S$1,300 | — |
| Oct 2021 | Blk 409 · 5 ROOM | S$2,300 | — |
| Aug 2021 | Blk 409 · 5 ROOM | S$2,000 | — |
| May 2021 | Blk 409 · 5 ROOM | S$2,360 | — |
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$746,413 | S$824,101 | S$892,517 | S$908,126 |
| 10 years | 47 years | S$708,815 | S$864,041 | S$1,013,461 | S$1,049,219 |
| 20 years | 37 years | S$623,124 | S$925,929 | S$1,273,862 | S$1,365,341 |
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.