Blk 428 Hougang Ave 6
Project page · 99-year lease from 1990
Based on 16 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 533 | 04 TO 06 | 145 sqm | S$970,000 | S$6,690 psm | ×1.000 | S$6,690 psm |
| Oct 2026 | Blk 431 | 01 TO 03 | 145 sqm | S$913,888 | S$6,303 psm | ×1.000 | S$6,303 psm |
| Oct 2026 | Blk 522 | 10 TO 12 | 145 sqm | S$1,138,888 | S$7,854 psm | ×1.000 | S$7,854 psm |
| Sept 2026 | Blk 428 | 01 TO 03 | 146 sqm | S$1,008,000 | S$6,904 psm | ×1.000 | S$6,904 psm |
| Sept 2026 | Blk 430 | 01 TO 03 | 154 sqm | S$1,060,000 | S$6,883 psm | ×1.000 | S$6,883 psm |
| Sept 2026 | Blk 522 | 01 TO 03 | 145 sqm | S$938,888 | S$6,475 psm | ×1.000 | S$6,475 psm |
| Aug 2026 | Blk 533 | 07 TO 09 | 145 sqm | S$1,060,000 | S$7,310 psm | ×1.000 | S$7,310 psm |
| Aug 2026 | Blk 533 | 07 TO 09 | 145 sqm | S$960,000 | S$6,621 psm | ×1.000 | S$6,621 psm |
| Jun 2026 | Blk 428 | 07 TO 09 | 149 sqm | S$1,100,000 | S$7,383 psm | ×1.000 | S$7,383 psm |
| May 2026 | Blk 522 | 04 TO 06 | 145 sqm | S$1,050,000 | S$7,241 psm | ×1.000 | S$7,241 psm |
| May 2026 | Blk 427 | 01 TO 03 | 145 sqm | S$978,000 | S$6,745 psm | ×1.000 | S$6,745 psm |
| Mar 2026 | Blk 522 | 01 TO 03 | 145 sqm | S$948,000 | S$6,538 psm | ×0.997 | S$6,519 psm |
| Feb 2026 | Blk 533 | 01 TO 03 | 145 sqm | S$925,000 | S$6,379 psm | ×0.997 | S$6,360 psm |
| Jan 2026 | Blk 522 | 01 TO 03 | 145 sqm | S$915,000 | S$6,310 psm | ×0.997 | S$6,292 psm |
| Dec 2025 | Blk 533 | 07 TO 09 | 145 sqm | S$1,050,000 | S$7,241 psm | ×0.996 | S$7,213 psm |
| Dec 2025 | Blk 427 | 01 TO 03 | 145 sqm | S$968,000 | S$6,676 psm | ×0.996 | S$6,650 psm |
How accurate is this estimate for Hougang Ave 6?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 53 sales in Hougang Ave 6 since.
- Median error
- 4.0%
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.
4.83% gross yield
S$48,000 of rent a year against the estimate above · 0.13 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 430 | EXECUTIVE | S$4,000 |
| Aug 2026 | 533 | EXECUTIVE | S$4,000 |
| Jul 2026 | 533 | EXECUTIVE | S$4,200 |
| Jul 2026 | 533 | EXECUTIVE | S$4,000 |
| Jul 2026 | 428 | EXECUTIVE | S$3,400 |
| Mar 2026 | 430 | EXECUTIVE | S$3,500 |
| Jan 2026 | 533 | EXECUTIVE | S$3,900 |
| Oct 2025 | 430 | EXECUTIVE | S$4,500 |
median of 8 HDB rental approvals for EXECUTIVE on Hougang Ave 6 since 2025-10.
Buying or selling at S$994,152?
Buying: Stamp duty on S$994,152 · Cash and CPF needed on S$994,152 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$994,152.
Each opens with this figure filled in; change anything there.
Primary schools near 428 Hougang Ave 6
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
- Punggol Primary School · 272 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 365 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 458 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Yio Chu Kang Primary School · 832 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 860 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 871 m · no 2025 Phase 2C ballot
- Palm View Primary School · 916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Xinmin Primary School · 1,068 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Hougang Primary School · 1,335 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,667 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,706 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,775 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,796 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,822 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 428 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 146 sqm | S$1,008,000 | S$6,904 psm |
| Jun 2026 | Blk 428 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 149 sqm | S$1,100,000 | S$7,383 psm |
| Jan 2025 | Blk 428 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left | 146 sqm | S$930,000 | S$6,370 psm |
| Jul 2024 | Blk 428 · EXECUTIVE · 13 TO 15 · Maisonette · 65 years left | 149 sqm | S$1,090,000 | S$7,315 psm |
| May 2024 | Blk 428 · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left excluded: outlier | 149 sqm | S$1,100,000 | S$7,383 psm |
| May 2024 | Blk 428 · EXECUTIVE · 13 TO 15 · Maisonette · 65 years left | 149 sqm | S$1,010,000 | S$6,779 psm |
Showing 6 of 30.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 428 · EXECUTIVE | S$3,400 | — |
| Apr 2025 | Blk 428 · EXECUTIVE | S$3,800 | — |
| Aug 2024 | Blk 428 · EXECUTIVE | S$3,600 | — |
| Mar 2023 | Blk 428 · EXECUTIVE | S$3,200 | — |
| Jun 2022 | Blk 428 · EXECUTIVE | S$2,500 | — |
| Mar 2022 | Blk 428 · EXECUTIVE | S$2,400 | — |
| Nov 2021 | Blk 428 · EXECUTIVE | S$2,400 | — |
| Apr 2021 | Blk 428 · EXECUTIVE | 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 62 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 | 57 years | S$959,152 | S$1,058,982 | S$1,146,898 | S$1,166,956 |
| 10 years | 52 years | S$915,604 | S$1,116,116 | S$1,309,126 | S$1,355,317 |
| 20 years | 42 years | S$818,832 | S$1,216,741 | S$1,673,951 | S$1,794,162 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.