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HDB · 530528

Blk 528 Hougang Ave 6

Project page · 99-year lease from 1987

Indicative value range
S$474,020 – S$504,513
Indicative mid S$490,066 · S$6,623 psm

Based on 6 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 52801 TO 0374 sqmS$470,000S$6,351 psm×1.000S$6,351 psm
Aug 2026Blk 52804 TO 0674 sqmS$460,888S$6,228 psm×1.000S$6,228 psm
Apr 2026Blk 52810 TO 1274 sqmS$508,000S$6,865 psm×1.000S$6,865 psm
Mar 2026Blk 52807 TO 0974 sqmS$510,000S$6,892 psm×0.997S$6,872 psm
Dec 2025Blk 52810 TO 1274 sqmS$496,000S$6,703 psm×0.996S$6,676 psm
Nov 2025Blk 52807 TO 0974 sqmS$488,000S$6,595 psm×0.996S$6,569 psm

How accurate is this estimate for Hougang Ave 6?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 53 sales in Hougang Ave 6 since.

Median error
4.0%

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.

6.98% gross yield

S$34,200 of rent a year against the estimate above · 0.83 points below flats like it

Homes like this rent for about S$2,850 a month, the middle of 21 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 20265283 ROOMS$3,200
Aug 20265243 ROOMS$2,850
Aug 20265203 ROOMS$2,500
Jun 20265233 ROOMS$2,850
May 20265203 ROOMS$2,500
Mar 20265243 ROOMS$2,950
Mar 20265243 ROOMS$2,900
Mar 20265293 ROOMS$2,850

median of 21 HDB rental approvals for 3 ROOM on Hougang Ave 6 since 2025-10.

Buying or selling at S$490,066?

Buying: Stamp duty on S$490,066 · Cash and CPF needed on S$490,066 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$490,066.

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

Primary schools near 528 Hougang Ave 6

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 528 · 3 ROOM · 04 TO 06 · Model A · 60 years left
74 sqmS$460,888S$6,228 psm
Aug 2026
Blk 528 · 3 ROOM · 01 TO 03 · Model A · 60 years left
74 sqmS$470,000S$6,351 psm
Apr 2026
Blk 528 · 3 ROOM · 10 TO 12 · Model A · 61 years left
74 sqmS$508,000S$6,865 psm
Mar 2026
Blk 528 · 3 ROOM · 07 TO 09 · Model A · 61 years left
74 sqmS$510,000S$6,892 psm
Dec 2025
Blk 528 · 3 ROOM · 10 TO 12 · Model A · 61 years left
74 sqmS$496,000S$6,703 psm
Nov 2025
Blk 528 · 3 ROOM · 07 TO 09 · Model A · 61 years left
74 sqmS$488,000S$6,595 psm
Jul 2025
Blk 528 · 3 ROOM · 01 TO 03 · Model A · 61 years left
74 sqmS$455,000S$6,149 psm
Nov 2024
Blk 528 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$448,000S$6,054 psm
Feb 2024
Blk 528 · 3 ROOM · 04 TO 06 · Model A · 63 years left
74 sqmS$450,000S$6,081 psm
Nov 2023
Blk 528 · 4 ROOM · 10 TO 12 · Model A · 63 years left
104 sqmS$575,000S$5,529 psm
Apr 2023
Blk 528 · 3 ROOM · 07 TO 09 · Model A · 64 years left
74 sqmS$430,000S$5,811 psm
Feb 2023
Blk 528 · 3 ROOM · 01 TO 03 · Model A · 64 years left
74 sqmS$400,000S$5,405 psm
Dec 2022
Blk 528 · 4 ROOM · 10 TO 12 · Model A · 64 years left
104 sqmS$560,000S$5,385 psm
Aug 2022
Blk 528 · 4 ROOM · 01 TO 03 · Model A · 64 years left
105 sqmS$490,000S$4,667 psm
See more

Showing 14 of 58.

Sale prices as filed in caveats.

Where the lease takes this

About 59 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 years54 yearsS$467,816S$516,506S$559,386S$569,169
10 years49 yearsS$444,251S$541,539S$635,188S$657,599
20 years39 yearsS$390,544S$580,328S$798,395S$855,730

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.