Blk 411 Hougang Ave 10
Project page · 99-year lease from 1986
Based on 21 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 401 | 04 TO 06 | 92 sqm | S$575,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Oct 2026 | Blk 406 | 10 TO 12 | 91 sqm | S$590,000 | S$6,484 psm | ×1.000 | S$6,484 psm |
| Aug 2026 | Blk 517 | 04 TO 06 | 89 sqm | S$585,000 | S$6,573 psm | ×1.000 | S$6,573 psm |
| Aug 2026 | Blk 406 | 07 TO 09 | 91 sqm | S$580,000 | S$6,374 psm | ×1.000 | S$6,374 psm |
| Aug 2026 | Blk 411 | 04 TO 06 | 91 sqm | S$568,888 | S$6,252 psm | ×1.000 | S$6,252 psm |
| Aug 2026 | Blk 515 | 10 TO 12 | 104 sqm | S$661,888 | S$6,364 psm | ×1.000 | S$6,364 psm |
| Jul 2026 | Blk 516 | 07 TO 09 | 104 sqm | S$660,000 | S$6,346 psm | ×1.000 | S$6,346 psm |
| Jul 2026 | Blk 415 | 01 TO 03 | 93 sqm | S$590,000 | S$6,344 psm | ×1.000 | S$6,344 psm |
| Jun 2026 | Blk 512 | 04 TO 06 | 84 sqm | S$550,800 | S$6,557 psm | ×1.000 | S$6,557 psm |
| Jun 2026 | Blk 406 | 04 TO 06 | 91 sqm | S$530,000 | S$5,824 psm | ×1.000 | S$5,824 psm |
| Jun 2026 | Blk 411 | 04 TO 06 | 91 sqm | S$560,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Jun 2026 | Blk 513 | 07 TO 09 | 84 sqm | S$560,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| May 2026 | Blk 512 | 07 TO 09 | 84 sqm | S$568,000 | S$6,762 psm | ×1.000 | S$6,762 psm |
| May 2026 | Blk 513 | 04 TO 06 | 84 sqm | S$570,000 | S$6,786 psm | ×1.000 | S$6,786 psm |
| Apr 2026 | Blk 413 | 13 TO 15 | 91 sqm | S$600,000 | S$6,593 psm | ×1.000 | S$6,593 psm |
| Feb 2026 | Blk 511 | 01 TO 03 | 89 sqm | S$578,000 | S$6,494 psm | ×0.997 | S$6,475 psm |
| Jan 2026 | Blk 516 | 01 TO 03 | 84 sqm | S$557,500 | S$6,637 psm | ×0.997 | S$6,617 psm |
| Jan 2026 | Blk 457 | 10 TO 12 | 104 sqm | S$768,000 | S$7,385 psm | ×0.997 | S$7,363 psm |
| Jan 2026 | Blk 456 | 10 TO 12 | 104 sqm | S$645,000 | S$6,202 psm | ×0.997 | S$6,184 psm |
| Dec 2025 | Blk 458 | 04 TO 06 | 104 sqm | S$680,000 | S$6,538 psm | ×0.996 | S$6,513 psm |
| Nov 2025 | Blk 408 | 07 TO 09 | 97 sqm | S$660,000 | S$6,804 psm | ×0.996 | S$6,777 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.
6.71% gross yield
S$39,600 of rent a year against the estimate above · 0.35 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 67 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 | 420 | 4 ROOM | S$3,500 |
| Sept 2026 | 411 | 4 ROOM | S$3,500 |
| Sept 2026 | 413 | 4 ROOM | S$3,500 |
| Sept 2026 | 401 | 4 ROOM | S$3,500 |
| Sept 2026 | 452 | 4 ROOM | S$3,300 |
| Sept 2026 | 509 | 4 ROOM | S$3,250 |
| Sept 2026 | 457 | 4 ROOM | S$3,000 |
| Aug 2026 | 463 | 4 ROOM | S$3,800 |
median of 67 HDB rental approvals for 4 ROOM on Hougang Ave 10 since 2025-10.
Buying or selling at S$590,000?
Buying: Stamp duty on S$590,000 · Cash and CPF needed on S$590,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$590,000.
Each opens with this figure filled in; change anything there.
Primary schools near 411 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) · 210 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 317 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 595 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 778 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yio Chu Kang Primary School · 1,080 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,084 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Xinmin Primary School · 1,277 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,579 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,660 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,685 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,743 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,957 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anchor Green Primary School · 1,958 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 411 · 4 ROOM · 04 TO 06 · New Generation · 58 years left | 91 sqm | S$568,888 | S$6,252 psm |
| Jun 2026 | Blk 411 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 91 sqm | S$560,000 | S$6,154 psm |
| May 2026 | Blk 411 · 4 ROOM · 04 TO 06 · New Generation · 59 years left excluded: outlier | 91 sqm | S$525,000 | S$5,769 psm |
| Jul 2022 | Blk 411 · 4 ROOM · 07 TO 09 · New Generation · 63 years left | 91 sqm | S$505,000 | S$5,549 psm |
| Apr 2022 | Blk 411 · 4 ROOM · 01 TO 03 · New Generation · 63 years left | 93 sqm | S$460,000 | S$4,946 psm |
| Nov 2021 | Blk 411 · 4 ROOM · 13 TO 15 · New Generation · 63 years left | 96 sqm | S$465,000 | S$4,844 psm |
Showing 6 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 411 · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 411 · 4 ROOM | S$3,500 | — |
| Feb 2025 | Blk 411 · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 411 · 4 ROOM | S$3,500 | — |
| Dec 2023 | Blk 411 · 4 ROOM | S$3,200 | — |
| Sept 2023 | Blk 411 · 4 ROOM | S$3,800 | — |
| Jun 2023 | Blk 411 · 4 ROOM | S$3,700 | — |
| Nov 2021 | Blk 411 · 4 ROOM | S$2,050 | — |
| Apr 2021 | Blk 411 · 4 ROOM | S$1,800 | — |
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$563,212 | S$621,832 | S$673,455 | S$685,233 |
| 10 years | 48 years | S$534,842 | S$651,969 | S$764,715 | S$791,696 |
| 20 years | 38 years | S$470,183 | S$698,667 | S$961,203 | S$1,030,229 |
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.