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HDB · 530442

Blk 442 Hougang Ave 8

Project page · 99-year lease from 1990

Indicative value range
S$604,087 – S$649,193
Indicative mid S$623,138 · S$5,770 psm

Based on 36 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 44401 TO 03105 sqmS$570,000S$5,429 psm×1.000S$5,429 psm
Sept 2026Blk 44504 TO 06113 sqmS$670,000S$5,929 psm×1.000S$5,929 psm
Sept 2026Blk 54207 TO 09109 sqmS$656,000S$6,018 psm×1.000S$6,018 psm
Sept 2026Blk 44504 TO 06105 sqmS$605,000S$5,762 psm×1.000S$5,762 psm
Aug 2026Blk 44004 TO 06103 sqmS$618,888S$6,009 psm×1.000S$6,009 psm
Aug 2026Blk 43801 TO 03105 sqmS$600,000S$5,714 psm×1.000S$5,714 psm
Aug 2026Blk 66010 TO 12104 sqmS$620,000S$5,962 psm×1.000S$5,962 psm
Aug 2026Blk 61407 TO 09104 sqmS$560,000S$5,385 psm×1.000S$5,385 psm
Aug 2026Blk 67104 TO 06104 sqmS$590,000S$5,673 psm×1.000S$5,673 psm
Aug 2026Blk 54301 TO 03106 sqmS$595,000S$5,613 psm×1.000S$5,613 psm
Jul 2026Blk 44304 TO 06103 sqmS$638,000S$6,194 psm×1.000S$6,194 psm
Jul 2026Blk 61304 TO 06104 sqmS$535,000S$5,144 psm×1.000S$5,144 psm
Jul 2026Blk 65804 TO 06103 sqmS$528,000S$5,126 psm×1.000S$5,126 psm
Jul 2026Blk 44404 TO 06103 sqmS$610,000S$5,922 psm×1.000S$5,922 psm
Jun 2026Blk 43513 TO 15105 sqmS$605,888S$5,770 psm×1.000S$5,770 psm
Jun 2026Blk 44001 TO 03105 sqmS$550,000S$5,238 psm×1.000S$5,238 psm
Jun 2026Blk 61707 TO 09104 sqmS$550,000S$5,288 psm×1.000S$5,288 psm
May 2026Blk 62907 TO 09104 sqmS$616,000S$5,923 psm×1.000S$5,923 psm
May 2026Blk 54010 TO 12104 sqmS$655,000S$6,298 psm×1.000S$6,298 psm
May 2026Blk 61701 TO 03104 sqmS$590,000S$5,673 psm×1.000S$5,673 psm
May 2026Blk 65801 TO 03103 sqmS$570,000S$5,534 psm×1.000S$5,534 psm
Apr 2026Blk 64810 TO 12105 sqmS$698,000S$6,648 psm×1.000S$6,648 psm
Apr 2026Blk 54007 TO 09104 sqmS$605,000S$5,817 psm×1.000S$5,817 psm
Apr 2026Blk 54001 TO 03104 sqmS$600,000S$5,769 psm×1.000S$5,769 psm
Mar 2026Blk 61107 TO 09104 sqmS$612,000S$5,885 psm×0.997S$5,867 psm
Feb 2026Blk 68001 TO 03104 sqmS$572,888S$5,509 psm×0.997S$5,492 psm
Feb 2026Blk 41804 TO 06105 sqmS$635,000S$6,048 psm×0.997S$6,030 psm
Feb 2026Blk 43907 TO 09107 sqmS$608,000S$5,682 psm×0.997S$5,665 psm
Feb 2026Blk 68004 TO 06104 sqmS$550,000S$5,288 psm×0.997S$5,273 psm
Feb 2026Blk 43504 TO 06105 sqmS$602,000S$5,733 psm×0.997S$5,716 psm
Jan 2026Blk 46701 TO 03109 sqmS$660,000S$6,055 psm×0.997S$6,037 psm
Jan 2026Blk 61610 TO 12103 sqmS$615,000S$5,971 psm×0.997S$5,953 psm
Jan 2026Blk 63504 TO 06104 sqmS$650,000S$6,250 psm×0.997S$6,232 psm
Jan 2026Blk 66901 TO 03104 sqmS$596,000S$5,731 psm×0.997S$5,714 psm
Dec 2025Blk 63607 TO 09105 sqmS$675,000S$6,429 psm×0.996S$6,403 psm
Nov 2025Blk 63010 TO 12103 sqmS$640,000S$6,214 psm×0.996S$6,189 psm

How accurate is this estimate for Hougang Ave 8?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 144 sales in Hougang Ave 8 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.

6.16% gross yield

S$38,400 of rent a year against the estimate above · 0.53 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 110 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

ApprovedBlockFlatRent a month
Sept 20264354 ROOMS$3,400
Sept 20266364 ROOMS$3,200
Sept 20265044 ROOMS$3,200
Sept 20265404 ROOMS$3,200
Sept 20265064 ROOMS$3,200
Sept 20266134 ROOMS$3,150
Sept 20266364 ROOMS$3,100
Sept 20265064 ROOMS$3,100

median of 110 HDB rental approvals for 4 ROOM on Hougang Ave 8 since 2025-10.

Buying or selling at S$623,138?

Buying: Stamp duty on S$623,138 · Cash and CPF needed on S$623,138 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$623,138.

Each opens with this figure filled in; change anything there.

Primary schools near 442 Hougang Ave 8

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area

No sales in the last five years.

See more

Showing 0 of 4.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years57 yearsS$601,201S$663,774S$718,880S$731,453
10 years52 yearsS$573,904S$699,586S$820,566S$849,518
20 years42 yearsS$513,247S$762,659S$1,049,240S$1,124,588

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.