Blk 446 Hougang Ave 8
Project page · 99-year lease from 1991
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 446 | 01 TO 03 | 150 sqm | S$945,000 | S$6,300 psm | ×1.000 | S$6,300 psm |
| Apr 2026 | Blk 446 | 04 TO 06 | 146 sqm | S$1,000,000 | S$6,849 psm | ×1.000 | S$6,849 psm |
| Nov 2025 | Blk 446 | 04 TO 06 | 146 sqm | S$980,000 | S$6,712 psm | ×0.996 | S$6,686 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.
4.61% gross yield
S$45,600 of rent a year against the estimate above · 0.09 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 11 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 | 615 | EXECUTIVE | S$4,100 |
| Sept 2026 | 446 | EXECUTIVE | S$3,900 |
| Aug 2026 | 446 | EXECUTIVE | S$3,900 |
| May 2026 | 446 | EXECUTIVE | S$3,800 |
| May 2026 | 634 | EXECUTIVE | S$3,800 |
| Apr 2026 | 639 | EXECUTIVE | S$3,350 |
| Mar 2026 | 615 | EXECUTIVE | S$3,500 |
| Mar 2026 | 622 | EXECUTIVE | S$3,200 |
median of 11 HDB rental approvals for EXECUTIVE on Hougang Ave 8 since 2025-10.
Buying or selling at S$989,522?
Buying: Stamp duty on S$989,522 · Cash and CPF needed on S$989,522 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$989,522.
Each opens with this figure filled in; change anything there.
Primary schools near 446 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
- Punggol Primary School · 20 m · no 2025 Phase 2C ballot
- North Vista Primary School · 434 m · no 2025 Phase 2C ballot
- Palm View Primary School · 572 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 587 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Montfort Junior School (boys) · 617 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 910 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,234 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,284 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,315 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,332 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,423 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,433 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,446 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,719 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,786 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,924 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 446 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 150 sqm | S$945,000 | S$6,300 psm |
| Apr 2026 | Blk 446 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$1,000,000 | S$6,849 psm |
| Nov 2025 | Blk 446 · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left | 146 sqm | S$980,000 | S$6,712 psm |
| Sept 2025 | Blk 446 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 148 sqm | S$1,100,000 | S$7,432 psm |
| Nov 2024 | Blk 446 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left | 148 sqm | S$1,040,000 | S$7,027 psm |
| Apr 2024 | Blk 446 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left | 146 sqm | S$950,000 | S$6,507 psm |
| Feb 2024 | Blk 446 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$900,000 | S$6,164 psm |
| Dec 2023 | Blk 446 · EXECUTIVE · 07 TO 09 · Maisonette · 67 years left | 146 sqm | S$915,000 | S$6,267 psm |
| Sept 2023 | Blk 446 · EXECUTIVE · 10 TO 12 · Maisonette · 67 years left | 148 sqm | S$890,000 | S$6,014 psm |
| Jan 2023 | Blk 446 · EXECUTIVE · 04 TO 06 · Maisonette · 68 years left | 148 sqm | S$858,000 | S$5,797 psm |
| Jul 2022 | Blk 446 · EXECUTIVE · 10 TO 12 · Maisonette · 68 years left | 146 sqm | S$828,000 | S$5,671 psm |
| May 2022 | Blk 446 · EXECUTIVE · 07 TO 09 · Maisonette · 68 years left | 148 sqm | S$830,000 | S$5,608 psm |
| Nov 2021 | Blk 446 · EXECUTIVE · 01 TO 03 · Maisonette · 69 years left | 148 sqm | S$723,000 | S$4,885 psm |
| Oct 2021 | Blk 446 · EXECUTIVE · 04 TO 06 · Maisonette · 69 years left | 148 sqm | S$755,000 | S$5,101 psm |
Showing 14 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 446 · EXECUTIVE | S$3,900 | — |
| Aug 2026 | Blk 446 · EXECUTIVE | S$3,900 | — |
| May 2026 | Blk 446 · EXECUTIVE | S$3,800 | — |
| Oct 2025 | Blk 446 · EXECUTIVE | S$3,600 | — |
| Sept 2025 | Blk 446 · EXECUTIVE | S$3,900 | — |
| Aug 2025 | Blk 446 · EXECUTIVE | S$3,800 | — |
| Jun 2025 | Blk 446 · EXECUTIVE | S$4,000 | — |
| Jun 2025 | Blk 446 · EXECUTIVE | S$3,800 | — |
| May 2025 | Blk 446 · EXECUTIVE | S$3,800 | — |
| Apr 2025 | Blk 446 · EXECUTIVE | S$4,000 | — |
| Dec 2024 | Blk 446 · EXECUTIVE | S$4,100 | — |
| Dec 2024 | Blk 446 · EXECUTIVE | S$3,600 | — |
| Sept 2024 | Blk 446 · EXECUTIVE | S$3,500 | — |
| Apr 2024 | Blk 446 · EXECUTIVE | S$3,500 | — |
| Dec 2023 | Blk 446 · EXECUTIVE | S$3,600 | — |
| Nov 2023 | Blk 446 · EXECUTIVE | S$2,200 | — |
| Apr 2023 | Blk 446 · EXECUTIVE | S$4,000 | — |
| Dec 2022 | Blk 446 · EXECUTIVE | S$4,000 | — |
| Sept 2022 | Blk 446 · EXECUTIVE | S$3,500 | — |
| Jun 2022 | Blk 446 · EXECUTIVE | S$2,500 | — |
| May 2022 | Blk 446 · EXECUTIVE | S$2,500 | — |
| Dec 2021 | Blk 446 · EXECUTIVE | S$2,500 | — |
| Oct 2021 | Blk 446 · EXECUTIVE | S$2,000 | — |
| Sept 2021 | Blk 446 · EXECUTIVE | S$2,500 | — |
| Sept 2021 | Blk 446 · EXECUTIVE | S$2,300 | — |
| Jul 2021 | Blk 446 · EXECUTIVE | S$2,500 | — |
| Jun 2021 | Blk 446 · EXECUTIVE | S$2,500 | — |
| Jan 2021 | Blk 446 · EXECUTIVE | S$2,400 | — |
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 63 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 | 58 years | S$954,686 | S$1,054,050 | S$1,141,557 | S$1,161,521 |
| 10 years | 53 years | S$911,340 | S$1,110,918 | S$1,303,030 | S$1,349,006 |
| 20 years | 43 years | S$815,019 | S$1,211,075 | S$1,666,156 | S$1,785,807 |
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.