Blk 529 Hougang Ave 6
Project page · 99-year lease from 1987
Based on 9 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 524 | 01 TO 03 | 74 sqm | S$480,000 | S$6,486 psm | ×1.000 | S$6,486 psm |
| Aug 2026 | Blk 528 | 01 TO 03 | 74 sqm | S$470,000 | S$6,351 psm | ×1.000 | S$6,351 psm |
| Aug 2026 | Blk 528 | 04 TO 06 | 74 sqm | S$460,888 | S$6,228 psm | ×1.000 | S$6,228 psm |
| May 2026 | Blk 530 | 01 TO 03 | 70 sqm | S$450,000 | S$6,429 psm | ×1.000 | S$6,429 psm |
| Apr 2026 | Blk 528 | 10 TO 12 | 74 sqm | S$508,000 | S$6,865 psm | ×1.000 | S$6,865 psm |
| Mar 2026 | Blk 528 | 07 TO 09 | 74 sqm | S$510,000 | S$6,892 psm | ×0.997 | S$6,872 psm |
| Dec 2025 | Blk 528 | 10 TO 12 | 74 sqm | S$496,000 | S$6,703 psm | ×0.996 | S$6,676 psm |
| Dec 2025 | Blk 520 | 01 TO 03 | 64 sqm | S$488,000 | S$7,625 psm | ×0.996 | S$7,595 psm |
| Nov 2025 | Blk 528 | 07 TO 09 | 74 sqm | S$488,000 | S$6,595 psm | ×0.996 | S$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.
7.04% gross yield
S$34,200 of rent a year against the estimate above · 0.77 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 528 | 3 ROOM | S$3,200 |
| Aug 2026 | 524 | 3 ROOM | S$2,850 |
| Aug 2026 | 520 | 3 ROOM | S$2,500 |
| Jun 2026 | 523 | 3 ROOM | S$2,850 |
| May 2026 | 520 | 3 ROOM | S$2,500 |
| Mar 2026 | 524 | 3 ROOM | S$2,950 |
| Mar 2026 | 524 | 3 ROOM | S$2,900 |
| Mar 2026 | 529 | 3 ROOM | S$2,850 |
median of 21 HDB rental approvals for 3 ROOM on Hougang Ave 6 since 2025-10.
Buying or selling at S$486,082?
Buying: Stamp duty on S$486,082 · Cash and CPF needed on S$486,082 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$486,082.
Each opens with this figure filled in; change anything there.
Primary schools near 529 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
- Montfort Junior School (boys) · 94 m · no 2025 Phase 2C ballot
- Punggol Primary School · 473 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 549 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 741 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Xinmin Primary School · 814 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 842 m · no 2025 Phase 2C ballot
- North Vista Primary School · 933 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Holy Innocents' Primary School · 962 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Hougang Primary School · 1,049 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anchor Green Primary School · 1,644 m · no 2025 Phase 2C ballot
- Rosyth School · 1,732 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,746 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,763 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,835 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,856 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 529 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 105 sqm | S$665,000 | S$6,333 psm |
| Mar 2025 | Blk 529 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 105 sqm | S$660,000 | S$6,286 psm |
| Jan 2025 | Blk 529 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 74 sqm | S$470,000 | S$6,351 psm |
| Jan 2025 | Blk 529 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 74 sqm | S$460,000 | S$6,216 psm |
| Aug 2024 | Blk 529 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$600,000 | S$5,769 psm |
| Mar 2024 | Blk 529 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 74 sqm | S$425,000 | S$5,743 psm |
| Dec 2023 | Blk 529 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 74 sqm | S$418,000 | S$5,649 psm |
| Dec 2023 | Blk 529 · 3 ROOM · 10 TO 12 · Model A · 63 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Dec 2023 | Blk 529 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 74 sqm | S$380,000 | S$5,135 psm |
| Oct 2023 | Blk 529 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 74 sqm | S$415,000 | S$5,608 psm |
| Aug 2023 | Blk 529 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 105 sqm | S$555,000 | S$5,286 psm |
| Jul 2023 | Blk 529 · 3 ROOM · 04 TO 06 · Model A · 63 years left excluded: outlier | 74 sqm | S$372,888 | S$5,039 psm |
| Jun 2023 | Blk 529 · 3 ROOM · 10 TO 12 · Model A · 63 years left | 74 sqm | S$428,000 | S$5,784 psm |
| Dec 2022 | Blk 529 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 108 sqm | S$570,000 | S$5,278 psm |
| Aug 2022 | Blk 529 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 105 sqm | S$510,000 | S$4,857 psm |
| Jan 2022 | Blk 529 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$482,000 | S$4,635 psm |
| Oct 2021 | Blk 529 · 3 ROOM · 04 TO 06 · Model A · 65 years left | 74 sqm | S$350,000 | S$4,730 psm |
Showing 17 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 529 · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 529 · 3 ROOM | S$2,850 | — |
| Mar 2026 | Blk 529 · 3 ROOM | S$2,000 | — |
| Oct 2025 | Blk 529 · 3 ROOM | S$2,900 | — |
| Oct 2025 | Blk 529 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 529 · 3 ROOM | S$2,850 | — |
| Apr 2025 | Blk 529 · 3 ROOM | S$2,000 | — |
| Mar 2025 | Blk 529 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 529 · 3 ROOM | S$2,600 | — |
| Jul 2024 | Blk 529 · 3 ROOM | S$3,100 | — |
| Apr 2024 | Blk 529 · 4 ROOM | S$3,600 | — |
| Apr 2024 | Blk 529 · 3 ROOM | S$2,600 | — |
| Apr 2024 | Blk 529 · 3 ROOM | S$1,600 | — |
| Dec 2023 | Blk 529 · 3 ROOM | S$1,600 | — |
| Apr 2023 | Blk 529 · 3 ROOM | S$1,600 | — |
| Feb 2023 | Blk 529 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 529 · 3 ROOM | S$2,800 | — |
| Sept 2022 | Blk 529 · 3 ROOM | S$2,200 | — |
| Aug 2022 | Blk 529 · 3 ROOM | S$2,200 | — |
| Apr 2022 | Blk 529 · 3 ROOM | S$1,600 | — |
| Feb 2022 | Blk 529 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 529 · 3 ROOM | S$1,400 | — |
| Apr 2021 | Blk 529 · 3 ROOM | S$1,600 | — |
| Mar 2021 | Blk 529 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 529 · 3 ROOM | S$1,800 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 54 years | S$464,012 | S$512,307 | S$554,838 | S$564,542 |
| 10 years | 49 years | S$440,639 | S$537,136 | S$630,024 | S$652,253 |
| 20 years | 39 years | S$387,369 | S$575,610 | S$791,904 | S$848,773 |
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.