Blk 462 Hougang Ave 10
Project page · 99-year lease from 1992
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 408 | 10 TO 12 | 121 sqm | S$770,000 | S$6,364 psm | ×1.000 | S$6,364 psm |
| Sept 2026 | Blk 416 | 07 TO 09 | 120 sqm | S$715,000 | S$5,958 psm | ×1.000 | S$5,958 psm |
| Sept 2026 | Blk 420 | 04 TO 06 | 121 sqm | S$718,000 | S$5,934 psm | ×1.000 | S$5,934 psm |
| Aug 2026 | Blk 463 | 07 TO 09 | 122 sqm | S$930,000 | S$7,623 psm | ×1.000 | S$7,623 psm |
| Aug 2026 | Blk 461 | 16 TO 18 | 123 sqm | S$938,000 | S$7,626 psm | ×1.000 | S$7,626 psm |
| Jul 2026 | Blk 409 | 10 TO 12 | 121 sqm | S$860,000 | S$7,107 psm | ×1.000 | S$7,107 psm |
| Jun 2026 | Blk 409 | 01 TO 03 | 121 sqm | S$718,000 | S$5,934 psm | ×1.000 | S$5,934 psm |
| Jun 2026 | Blk 409 | 01 TO 03 | 121 sqm | S$698,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Mar 2026 | Blk 409 | 07 TO 09 | 121 sqm | S$870,000 | S$7,190 psm | ×0.997 | S$7,169 psm |
| Feb 2026 | Blk 460 | 13 TO 15 | 123 sqm | S$870,000 | S$7,073 psm | ×0.997 | S$7,052 psm |
| Feb 2026 | Blk 462 | 13 TO 15 | 126 sqm | S$948,888 | S$7,531 psm | ×0.997 | S$7,509 psm |
| Jan 2026 | Blk 408 | 13 TO 15 | 121 sqm | S$763,000 | S$6,306 psm | ×0.997 | S$6,287 psm |
| Dec 2025 | Blk 409 | 07 TO 09 | 121 sqm | S$785,000 | S$6,488 psm | ×0.996 | S$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.
5.10% gross yield
S$43,800 of rent a year against the estimate above · 0.58 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 460 | 5 ROOM | S$3,800 |
| Sept 2026 | 513 | 5 ROOM | S$1,900 |
| Jul 2026 | 450 | 5 ROOM | S$3,500 |
| Jul 2026 | 512 | 5 ROOM | S$3,000 |
| Jun 2026 | 408 | 5 ROOM | S$3,800 |
| May 2026 | 421 | 5 ROOM | S$3,500 |
| Apr 2026 | 460 | 5 ROOM | S$3,300 |
| Mar 2026 | 461 | 5 ROOM | S$3,600 |
median of 19 HDB rental approvals for 5 ROOM on Hougang Ave 10 since 2025-10.
Buying or selling at S$859,461?
Buying: Stamp duty on S$859,461 · Cash and CPF needed on S$859,461 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$859,461.
Each opens with this figure filled in; change anything there.
Primary schools near 462 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
- CHIJ Our Lady of the Nativity (girls) · 294 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 524 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 534 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 566 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Yio Chu Kang Primary School · 1,100 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Vista Primary School · 1,130 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,196 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,252 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,524 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,567 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,876 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,905 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 462 · 5 ROOM · 13 TO 15 · Improved · 66 years left | 126 sqm | S$948,888 | S$7,531 psm |
| Sept 2025 | Blk 462 · 5 ROOM · 04 TO 06 · Model A · 66 years left | 133 sqm | S$915,000 | S$6,880 psm |
| Aug 2023 | Blk 462 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 106 sqm | S$645,000 | S$6,085 psm |
| Nov 2022 | Blk 462 · 4 ROOM · 10 TO 12 · Model A · 69 years left excluded: outlier | 105 sqm | S$688,000 | S$6,552 psm |
Showing 4 of 25.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 462 · 5 ROOM | S$4,300 | — |
| Jan 2026 | Blk 462 · 4 ROOM | S$3,600 | — |
| Jan 2026 | Blk 462 · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 462 · 5 ROOM | S$4,100 | — |
| Feb 2025 | Blk 462 · 5 ROOM | S$4,300 | — |
| Jan 2024 | Blk 462 · 4 ROOM | S$3,800 | — |
| Nov 2023 | Blk 462 · 4 ROOM | S$3,400 | — |
| Sept 2023 | Blk 462 · 5 ROOM | S$4,000 | — |
| Mar 2023 | Blk 462 · 5 ROOM | S$4,300 | — |
| Jul 2022 | Blk 462 · 4 ROOM | S$2,100 | — |
| Apr 2022 | Blk 462 · 4 ROOM | S$2,300 | — |
| Aug 2021 | Blk 462 · 5 ROOM | S$2,550 | — |
| May 2021 | Blk 462 · 5 ROOM | S$2,300 | — |
| Feb 2021 | Blk 462 · 5 ROOM | 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 59 years | S$829,203 | S$915,507 | S$991,512 | S$1,008,853 |
| 10 years | 54 years | S$791,555 | S$964,901 | S$1,131,762 | S$1,171,694 |
| 20 years | 44 years | S$707,894 | S$1,051,893 | S$1,447,159 | S$1,551,083 |
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.