Blk 450 Hougang Ave 10
Project page · 99-year lease from 1990
Based on 15 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 401 | 04 TO 06 | 92 sqm | S$575,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Sept 2026 | Blk 456 | 01 TO 03 | 105 sqm | S$620,000 | S$5,905 psm | ×1.000 | S$5,905 psm |
| Aug 2026 | Blk 451 | 01 TO 03 | 105 sqm | S$598,000 | S$5,695 psm | ×1.000 | S$5,695 psm |
| Aug 2026 | Blk 515 | 10 TO 12 | 104 sqm | S$661,888 | S$6,364 psm | ×1.000 | S$6,364 psm |
| Jul 2026 | Blk 516 | 07 TO 09 | 104 sqm | S$660,000 | S$6,346 psm | ×1.000 | S$6,346 psm |
| Jul 2026 | Blk 447 | 07 TO 09 | 118 sqm | S$678,000 | S$5,746 psm | ×1.000 | S$5,746 psm |
| Jul 2026 | Blk 415 | 01 TO 03 | 93 sqm | S$590,000 | S$6,344 psm | ×1.000 | S$6,344 psm |
| Jul 2026 | Blk 451 | 01 TO 03 | 105 sqm | S$570,000 | S$5,429 psm | ×1.000 | S$5,429 psm |
| Jun 2026 | Blk 450 | 04 TO 06 | 115 sqm | S$725,000 | S$6,304 psm | ×1.000 | S$6,304 psm |
| May 2026 | Blk 448 | 10 TO 12 | 105 sqm | S$625,000 | S$5,952 psm | ×1.000 | S$5,952 psm |
| Jan 2026 | Blk 452 | 07 TO 09 | 110 sqm | S$688,000 | S$6,255 psm | ×0.997 | S$6,236 psm |
| Jan 2026 | Blk 457 | 10 TO 12 | 104 sqm | S$768,000 | S$7,385 psm | ×0.997 | S$7,363 psm |
| Jan 2026 | Blk 456 | 10 TO 12 | 104 sqm | S$645,000 | S$6,202 psm | ×0.997 | S$6,184 psm |
| Dec 2025 | Blk 458 | 04 TO 06 | 104 sqm | S$680,000 | S$6,538 psm | ×0.996 | S$6,513 psm |
| Nov 2025 | Blk 408 | 07 TO 09 | 97 sqm | S$660,000 | S$6,804 psm | ×0.996 | S$6,777 psm |
How accurate is this estimate for Hougang Ave 10?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 67 sales in Hougang Ave 10 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.
5.87% gross yield
S$39,600 of rent a year against the estimate above · 0.82 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 67 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 | 420 | 4 ROOM | S$3,500 |
| Sept 2026 | 411 | 4 ROOM | S$3,500 |
| Sept 2026 | 413 | 4 ROOM | S$3,500 |
| Sept 2026 | 401 | 4 ROOM | S$3,500 |
| Sept 2026 | 452 | 4 ROOM | S$3,300 |
| Sept 2026 | 509 | 4 ROOM | S$3,250 |
| Sept 2026 | 457 | 4 ROOM | S$3,000 |
| Aug 2026 | 463 | 4 ROOM | S$3,800 |
median of 67 HDB rental approvals for 4 ROOM on Hougang Ave 10 since 2025-10.
Buying or selling at S$675,000?
Buying: Stamp duty on S$675,000 · Cash and CPF needed on S$675,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$675,000.
Each opens with this figure filled in; change anything there.
Primary schools near 450 Hougang Ave 10
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 · 72 m · no 2025 Phase 2C ballot
- North Vista Primary School · 364 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 532 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Palm View Primary School · 649 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 765 m · no 2025 Phase 2C ballot
1 to 2 km
- Yio Chu Kang Primary School · 1,066 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Seng Kang Primary School · 1,148 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,185 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,333 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,432 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,482 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,505 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,589 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,651 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,798 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,815 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 450 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 115 sqm | S$725,000 | S$6,304 psm |
| Nov 2022 | Blk 450 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 105 sqm | S$495,000 | S$4,714 psm |
Showing 2 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 450 · 5 ROOM | S$3,500 | — |
| Feb 2026 | Blk 450 · 5 ROOM | S$3,800 | — |
| Oct 2025 | Blk 450 · 4 ROOM | S$3,200 | — |
| Sept 2025 | Blk 450 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 450 · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 450 · 5 ROOM | S$3,500 | — |
| Nov 2024 | Blk 450 · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 450 · 5 ROOM | S$3,250 | — |
| Mar 2024 | Blk 450 · 5 ROOM | S$3,000 | — |
| Oct 2023 | Blk 450 · 4 ROOM | S$3,200 | — |
| Mar 2023 | Blk 450 · 5 ROOM | S$2,100 | — |
| Feb 2023 | Blk 450 · 5 ROOM | S$3,600 | — |
| Aug 2022 | Blk 450 · 4 ROOM | S$3,000 | — |
| Mar 2022 | Blk 450 · 5 ROOM | S$2,220 | — |
| Jan 2022 | Blk 450 · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 450 · 4 ROOM | S$2,100 | — |
| Mar 2021 | Blk 450 · 5 ROOM | 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$651,237 | S$719,018 | S$778,710 | S$792,329 |
| 10 years | 52 years | S$621,668 | S$757,810 | S$888,859 | S$920,221 |
| 20 years | 42 years | S$555,963 | S$826,132 | S$1,136,564 | S$1,218,184 |
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.