Blk 454 Hougang Ave 10
Project page · 99-year lease from 1990
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 508 | 04 TO 06 | 146 sqm | S$988,000 | S$6,767 psm | ×1.000 | S$6,767 psm |
| Sept 2026 | Blk 449 | 04 TO 06 | 146 sqm | S$988,000 | S$6,767 psm | ×1.000 | S$6,767 psm |
| Sept 2026 | Blk 455 | 01 TO 03 | 147 sqm | S$978,000 | S$6,653 psm | ×1.000 | S$6,653 psm |
| Aug 2026 | Blk 407 | 10 TO 12 | 156 sqm | S$1,045,000 | S$6,699 psm | ×1.000 | S$6,699 psm |
| Aug 2026 | Blk 449 | 10 TO 12 | 146 sqm | S$1,070,000 | S$7,329 psm | ×1.000 | S$7,329 psm |
| Jun 2026 | Blk 449 | 10 TO 12 | 148 sqm | S$1,098,000 | S$7,419 psm | ×1.000 | S$7,419 psm |
| May 2026 | Blk 407 | 07 TO 09 | 153 sqm | S$1,055,000 | S$6,895 psm | ×1.000 | S$6,895 psm |
| Apr 2026 | Blk 455 | 01 TO 03 | 149 sqm | S$988,000 | S$6,631 psm | ×1.000 | S$6,631 psm |
| Mar 2026 | Blk 407 | 01 TO 03 | 150 sqm | S$948,000 | S$6,320 psm | ×0.997 | S$6,301 psm |
| Dec 2025 | Blk 449 | 01 TO 03 | 148 sqm | S$970,000 | S$6,554 psm | ×0.996 | S$6,528 psm |
| Nov 2025 | Blk 407 | 10 TO 12 | 153 sqm | S$1,055,000 | S$6,895 psm | ×0.996 | S$6,868 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.
3.77% gross yield
S$37,200 of rent a year against the estimate above · 0.93 points below flats like it
Homes like this rent for about S$3,100 a month, the middle of 4 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 | 407 | EXECUTIVE | S$2,800 |
| Jun 2026 | 407 | EXECUTIVE | S$3,400 |
| Apr 2026 | 454 | EXECUTIVE | S$3,200 |
| Mar 2026 | 407 | EXECUTIVE | S$3,000 |
median of 4 HDB rental approvals for EXECUTIVE on Hougang Ave 10 since 2025-10.
Buying or selling at S$988,000?
Buying: Stamp duty on S$988,000 · Cash and CPF needed on S$988,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$988,000.
Each opens with this figure filled in; change anything there.
Primary schools near 454 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 · 19 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 455 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- North Vista Primary School · 472 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 692 m · no 2025 Phase 2C ballot
- Palm View Primary School · 705 m · no 2025 Phase 2C ballot
1 to 2 km
- Yio Chu Kang Primary School · 1,033 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Holy Innocents' Primary School · 1,226 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,256 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,283 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,410 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,523 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,554 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,574 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,759 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,889 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,918 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Blk 454 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left | 146 sqm | S$964,888 | S$6,609 psm |
| Oct 2023 | Blk 454 · EXECUTIVE · 01 TO 03 · Maisonette · 66 years left | 146 sqm | S$875,000 | S$5,993 psm |
| Jun 2023 | Blk 454 · EXECUTIVE · 01 TO 03 · Maisonette · 67 years left | 147 sqm | S$858,000 | S$5,837 psm |
| Nov 2021 | Blk 454 · EXECUTIVE · 01 TO 03 · Maisonette · 68 years left | 154 sqm | S$800,000 | S$5,195 psm |
Showing 4 of 14.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 454 · EXECUTIVE | S$3,200 | — |
| May 2025 | Blk 454 · EXECUTIVE | S$3,200 | — |
| Apr 2024 | Blk 454 · EXECUTIVE | S$2,600 | — |
| Mar 2022 | Blk 454 · EXECUTIVE | S$2,200 | — |
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$953,217 | S$1,052,429 | S$1,139,800 | S$1,159,734 |
| 10 years | 52 years | S$909,938 | S$1,109,209 | S$1,301,025 | S$1,346,930 |
| 20 years | 42 years | S$813,765 | S$1,209,212 | S$1,663,593 | S$1,783,059 |
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.