Blk 432 Hougang Ave 6
Project page · 99-year lease from 1989
Based on 11 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 527 | 04 TO 06 | 103 sqm | S$630,000 | S$6,117 psm | ×1.000 | S$6,117 psm |
| Sept 2026 | Blk 524 | 07 TO 09 | 105 sqm | S$670,000 | S$6,381 psm | ×1.000 | S$6,381 psm |
| Sept 2026 | Blk 432 | 04 TO 06 | 113 sqm | S$695,000 | S$6,150 psm | ×1.000 | S$6,150 psm |
| Aug 2026 | Blk 424 | 04 TO 06 | 105 sqm | S$695,000 | S$6,619 psm | ×1.000 | S$6,619 psm |
| Aug 2026 | Blk 424 | 07 TO 09 | 105 sqm | S$690,000 | S$6,571 psm | ×1.000 | S$6,571 psm |
| Jul 2026 | Blk 523 | 01 TO 03 | 104 sqm | S$560,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
| May 2026 | Blk 424 | 01 TO 03 | 105 sqm | S$630,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| May 2026 | Blk 426 | 07 TO 09 | 105 sqm | S$715,000 | S$6,810 psm | ×1.000 | S$6,810 psm |
| Mar 2026 | Blk 523 | 01 TO 03 | 105 sqm | S$580,000 | S$5,524 psm | ×0.997 | S$5,508 psm |
| Jan 2026 | Blk 524 | 10 TO 12 | 105 sqm | S$720,000 | S$6,857 psm | ×0.997 | S$6,837 psm |
| Dec 2025 | Blk 424 | 07 TO 09 | 103 sqm | S$704,000 | S$6,835 psm | ×0.996 | S$6,808 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.
5.91% gross yield
S$39,600 of rent a year against the estimate above · 0.78 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 43 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 424 | 4 ROOM | S$3,800 |
| Sept 2026 | 527 | 4 ROOM | S$3,000 |
| Sept 2026 | 525 | 4 ROOM | S$2,800 |
| Sept 2026 | 523 | 4 ROOM | S$1,806 |
| Sept 2026 | 424 | 4 ROOM | S$1,700 |
| Aug 2026 | 426 | 4 ROOM | S$3,900 |
| Aug 2026 | 425 | 4 ROOM | S$3,800 |
| Aug 2026 | 528 | 4 ROOM | S$3,200 |
median of 43 HDB rental approvals for 4 ROOM on Hougang Ave 6 since 2025-10.
Buying or selling at S$670,000?
Buying: Stamp duty on S$670,000 · Cash and CPF needed on S$670,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$670,000.
Each opens with this figure filled in; change anything there.
Primary schools near 432 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 · 194 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 373 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 512 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- North Vista Primary School · 741 m · no 2025 Phase 2C ballot
- Palm View Primary School · 778 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 786 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 999 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Xinmin Primary School · 1,094 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Hougang Primary School · 1,302 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,545 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,609 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,641 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,683 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,932 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 432 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 113 sqm | S$695,000 | S$6,150 psm |
| Apr 2025 | Blk 432 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 105 sqm | S$600,000 | S$5,714 psm |
| Aug 2024 | Blk 432 · 5 ROOM · 10 TO 12 · Improved · 64 years left | 130 sqm | S$820,000 | S$6,308 psm |
| May 2023 | Blk 432 · 5 ROOM · 01 TO 03 · Improved · 65 years left | 131 sqm | S$690,000 | S$5,267 psm |
Showing 4 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 432 · 4 ROOM | S$3,650 | — |
| Dec 2025 | Blk 432 · 4 ROOM | S$3,600 | — |
| Feb 2025 | Blk 432 · 4 ROOM | S$3,300 | — |
| Jan 2022 | Blk 432 · 4 ROOM | S$2,500 | — |
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 61 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 | 56 years | S$646,412 | S$713,692 | S$772,942 | S$786,460 |
| 10 years | 51 years | S$617,063 | S$752,196 | S$882,274 | S$913,404 |
| 20 years | 41 years | S$551,845 | S$820,012 | S$1,128,145 | S$1,209,160 |
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.