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HDB · 530461

Blk 461 Hougang Ave 10

Project page · 99-year lease from 1992

Indicative value range
S$735,854 – S$885,355
Indicative mid S$798,071 · S$6,462 psm

Based on 13 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 40810 TO 12121 sqmS$770,000S$6,364 psm×1.000S$6,364 psm
Sept 2026Blk 41607 TO 09120 sqmS$715,000S$5,958 psm×1.000S$5,958 psm
Sept 2026Blk 42004 TO 06121 sqmS$718,000S$5,934 psm×1.000S$5,934 psm
Aug 2026Blk 46307 TO 09122 sqmS$930,000S$7,623 psm×1.000S$7,623 psm
Aug 2026Blk 46116 TO 18123 sqmS$938,000S$7,626 psm×1.000S$7,626 psm
Jul 2026Blk 40910 TO 12121 sqmS$860,000S$7,107 psm×1.000S$7,107 psm
Jun 2026Blk 40901 TO 03121 sqmS$718,000S$5,934 psm×1.000S$5,934 psm
Jun 2026Blk 40901 TO 03121 sqmS$698,000S$5,769 psm×1.000S$5,769 psm
Mar 2026Blk 40907 TO 09121 sqmS$870,000S$7,190 psm×0.997S$7,169 psm
Feb 2026Blk 46013 TO 15123 sqmS$870,000S$7,073 psm×0.997S$7,052 psm
Feb 2026Blk 46213 TO 15126 sqmS$948,888S$7,531 psm×0.997S$7,509 psm
Jan 2026Blk 40813 TO 15121 sqmS$763,000S$6,306 psm×0.997S$6,287 psm
Dec 2025Blk 40907 TO 09121 sqmS$785,000S$6,488 psm×0.996S$6,462 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.

5.49% gross yield

S$43,800 of rent a year against the estimate above · 0.19 points below flats like it

Homes like this rent for about S$3,650 a month, the middle of 19 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 20264605 ROOMS$3,800
Sept 20265135 ROOMS$1,900
Jul 20264505 ROOMS$3,500
Jul 20265125 ROOMS$3,000
Jun 20264085 ROOMS$3,800
May 20264215 ROOMS$3,500
Apr 20264605 ROOMS$3,300
Mar 20264615 ROOMS$3,600

median of 19 HDB rental approvals for 5 ROOM on Hougang Ave 10 since 2025-10.

Buying or selling at S$798,071?

Buying: Stamp duty on S$798,071 · Cash and CPF needed on S$798,071 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$798,071.

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

Primary schools near 461 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 461 · 5 ROOM · 16 TO 18 · Improved · 65 years left
123 sqmS$938,000S$7,626 psm
Jul 2025
Blk 461 · 5 ROOM · 10 TO 12 · Improved · 66 years left
124 sqmS$918,888S$7,410 psm
Mar 2024
Blk 461 · 5 ROOM · 13 TO 15 · Improved · 68 years left
124 sqmS$880,000S$7,097 psm
Sept 2022
Blk 461 · 5 ROOM · 07 TO 09 · Improved · 69 years left
123 sqmS$730,888S$5,942 psm
See more

Showing 4 of 23.

Sale prices as filed in caveats.

Where the lease takes this

About 64 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 years59 yearsS$769,975S$850,114S$920,690S$936,792
10 years54 yearsS$735,015S$895,979S$1,050,921S$1,088,002
20 years44 yearsS$657,330S$976,758S$1,343,790S$1,440,291

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.