homequant
HDB · 530443

Blk 443 Hougang Ave 8

Project page · 99-year lease from 1990

Indicative value range
S$711,000 – S$761,958
Indicative mid S$725,140 · S$5,895 psm

Based on 25 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
Oct 2026Blk 61607 TO 09121 sqmS$730,000S$6,033 psm×1.000S$6,033 psm
Sept 2026Blk 62710 TO 12122 sqmS$770,000S$6,311 psm×1.000S$6,311 psm
Sept 2026Blk 61604 TO 06121 sqmS$700,000S$5,785 psm×1.000S$5,785 psm
Sept 2026Blk 41807 TO 09123 sqmS$730,888S$5,942 psm×1.000S$5,942 psm
Sept 2026Blk 41904 TO 06123 sqmS$695,000S$5,650 psm×1.000S$5,650 psm
Sept 2026Blk 65510 TO 12120 sqmS$700,000S$5,833 psm×1.000S$5,833 psm
Aug 2026Blk 64301 TO 03120 sqmS$621,188S$5,177 psm×1.000S$5,177 psm
Aug 2026Blk 65701 TO 03120 sqmS$625,000S$5,208 psm×1.000S$5,208 psm
Aug 2026Blk 64107 TO 09120 sqmS$710,000S$5,917 psm×1.000S$5,917 psm
Jul 2026Blk 46801 TO 03136 sqmS$778,000S$5,721 psm×1.000S$5,721 psm
Jul 2026Blk 46610 TO 12124 sqmS$903,000S$7,282 psm×1.000S$7,282 psm
Jun 2026Blk 46804 TO 06121 sqmS$775,000S$6,405 psm×1.000S$6,405 psm
May 2026Blk 41904 TO 06123 sqmS$711,000S$5,780 psm×1.000S$5,780 psm
May 2026Blk 65701 TO 03120 sqmS$705,000S$5,875 psm×1.000S$5,875 psm
Apr 2026Blk 65501 TO 03120 sqmS$660,000S$5,500 psm×1.000S$5,500 psm
Apr 2026Blk 65704 TO 06120 sqmS$691,000S$5,758 psm×1.000S$5,758 psm
Mar 2026Blk 64116 TO 18120 sqmS$863,000S$7,192 psm×0.997S$7,170 psm
Mar 2026Blk 54204 TO 06120 sqmS$725,000S$6,042 psm×0.997S$6,024 psm
Mar 2026Blk 54007 TO 09121 sqmS$710,000S$5,868 psm×0.997S$5,850 psm
Mar 2026Blk 54204 TO 06123 sqmS$720,000S$5,854 psm×0.997S$5,836 psm
Feb 2026Blk 61007 TO 09122 sqmS$758,000S$6,213 psm×0.997S$6,195 psm
Jan 2026Blk 50407 TO 09121 sqmS$752,000S$6,215 psm×0.997S$6,197 psm
Jan 2026Blk 50410 TO 12121 sqmS$800,000S$6,612 psm×0.997S$6,592 psm
Dec 2025Blk 43701 TO 03123 sqmS$728,000S$5,919 psm×0.996S$5,895 psm
Nov 2025Blk 65507 TO 09120 sqmS$730,000S$6,083 psm×0.996S$6,059 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.

5.46% gross yield

S$39,600 of rent a year against the estimate above · 0.22 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 27 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 20264175 ROOMS$3,300
Aug 20264395 ROOMS$3,600
Aug 20266435 ROOMS$3,400
Aug 20265415 ROOMS$3,300
Aug 20266495 ROOMS$3,300
Jul 20266575 ROOMS$3,300
Jun 20266535 ROOMS$3,200
May 20266125 ROOMS$3,650

median of 27 HDB rental approvals for 5 ROOM on Hougang Ave 8 since 2025-10.

Buying or selling at S$725,140?

Buying: Stamp duty on S$725,140 · Cash and CPF needed on S$725,140 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$725,140.

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

Primary schools near 443 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
Jul 2026
Blk 443 · 4 ROOM · 04 TO 06 · Model A · 63 years left
103 sqmS$638,000S$6,194 psm
Mar 2025
Blk 443 · 5 ROOM · 04 TO 06 · Improved · 65 years left
123 sqmS$760,000S$6,179 psm
Oct 2024
Blk 443 · 5 ROOM · 07 TO 09 · Improved · 65 years left
123 sqmS$750,000S$6,098 psm
Dec 2023
Blk 443 · 5 ROOM · 16 TO 18 · Improved · 66 years left
excluded: outlier
125 sqmS$753,000S$6,024 psm
Feb 2022
Blk 443 · 5 ROOM · 01 TO 03 · Improved · 68 years left
123 sqmS$530,000S$4,309 psm
Nov 2021
Blk 443 · 5 ROOM · 01 TO 03 · Improved · 68 years left
131 sqmS$550,000S$4,198 psm
Nov 2021
Blk 443 · 4 ROOM · 10 TO 12 · Model A · 68 years left
103 sqmS$500,000S$4,854 psm
See more

Showing 7 of 16.

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$699,612S$772,428S$836,554S$851,185
10 years52 yearsS$667,847S$814,102S$954,885S$988,577
20 years42 yearsS$597,261S$887,499S$1,220,991S$1,308,673

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.