Blk 532 Hougang Ave 6
Project page · 99-year lease from 1987
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 526 | 01 TO 03 | 84 sqm | S$528,000 | S$6,286 psm | ×1.000 | S$6,286 psm |
| Jun 2026 | Blk 527 | 13 TO 15 | 84 sqm | S$520,000 | S$6,190 psm | ×1.000 | S$6,190 psm |
| Feb 2026 | Blk 532 | 04 TO 06 | 84 sqm | S$565,000 | S$6,726 psm | ×0.997 | S$6,706 psm |
| Dec 2025 | Blk 532 | 10 TO 12 | 84 sqm | S$576,888 | S$6,868 psm | ×0.996 | S$6,841 psm |
| Dec 2025 | Blk 526 | 04 TO 06 | 84 sqm | S$573,888 | S$6,832 psm | ×0.996 | S$6,805 psm |
| Nov 2025 | Blk 531 | 10 TO 12 | 84 sqm | S$590,888 | S$7,034 psm | ×0.996 | S$7,007 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$39,600 of rent a year against the estimate above · 0.08 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 43 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 424 | 4 ROOM | S$3,800 |
| Sept 2026 | 527 | 4 ROOM | S$3,000 |
| Sept 2026 | 525 | 4 ROOM | S$2,800 |
| Sept 2026 | 523 | 4 ROOM | S$1,806 |
| Sept 2026 | 424 | 4 ROOM | S$1,700 |
| Aug 2026 | 426 | 4 ROOM | S$3,900 |
| Aug 2026 | 425 | 4 ROOM | S$3,800 |
| Aug 2026 | 528 | 4 ROOM | S$3,200 |
median of 43 HDB rental approvals for 4 ROOM on Hougang Ave 6 since 2025-10.
Buying or selling at S$567,484?
Buying: Stamp duty on S$567,484 · Cash and CPF needed on S$567,484 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$567,484.
Each opens with this figure filled in; change anything there.
Primary schools near 532 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) · 162 m · no 2025 Phase 2C ballot
- Punggol Primary School · 401 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 571 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 716 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Palm View Primary School · 773 m · no 2025 Phase 2C ballot
- North Vista Primary School · 853 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 881 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Holy Innocents' Primary School · 1,013 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Hougang Primary School · 1,082 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anchor Green Primary School · 1,590 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,666 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,695 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,779 m · no 2025 Phase 2C ballot
- Rosyth School · 1,786 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,901 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 532 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 121 sqm | S$670,000 | S$5,537 psm |
| Aug 2026 | Blk 532 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 121 sqm | S$735,000 | S$6,074 psm |
| Jul 2026 | Blk 532 · 4 ROOM · 01 TO 03 · Simplified · 60 years left excluded: outlier | 89 sqm | S$530,000 | S$5,955 psm |
| Feb 2026 | Blk 532 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$565,000 | S$6,726 psm |
| Jan 2026 | Blk 532 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 121 sqm | S$650,000 | S$5,372 psm |
| Dec 2025 | Blk 532 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 121 sqm | S$690,000 | S$5,702 psm |
| Dec 2025 | Blk 532 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 84 sqm | S$576,888 | S$6,868 psm |
| Sept 2025 | Blk 532 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 121 sqm | S$640,000 | S$5,289 psm |
| Feb 2025 | Blk 532 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 121 sqm | S$743,000 | S$6,141 psm |
| Nov 2024 | Blk 532 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$545,000 | S$6,488 psm |
| Jun 2024 | Blk 532 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$762,000 | S$6,298 psm |
| Jun 2024 | Blk 532 · 4 ROOM · 01 TO 03 · Model A · 63 years left excluded: outlier | 109 sqm | S$500,000 | S$4,587 psm |
| Feb 2024 | Blk 532 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$488,000 | S$5,810 psm |
| Nov 2023 | Blk 532 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 121 sqm | S$590,000 | S$4,876 psm |
| Oct 2023 | Blk 532 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$483,000 | S$5,750 psm |
| Sept 2023 | Blk 532 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Jan 2023 | Blk 532 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$458,000 | S$5,452 psm |
| Apr 2022 | Blk 532 · 4 ROOM · 01 TO 03 · Simplified · 65 years left | 84 sqm | S$440,000 | S$5,238 psm |
| Jan 2022 | Blk 532 · 4 ROOM · 04 TO 06 · Simplified · 65 years left | 84 sqm | S$400,000 | S$4,762 psm |
Showing 19 of 68.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 532 · 5 ROOM | S$3,300 | — |
| Jun 2026 | Blk 532 · 4 ROOM | S$3,200 | — |
| Feb 2026 | Blk 532 · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 532 · 4 ROOM | S$2,850 | — |
| Dec 2025 | Blk 532 · 5 ROOM | S$3,500 | — |
| Dec 2024 | Blk 532 · 4 ROOM | S$3,600 | — |
| Jun 2024 | Blk 532 · 4 ROOM | S$2,800 | — |
| May 2024 | Blk 532 · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 532 · 4 ROOM | S$3,300 | — |
| Feb 2024 | Blk 532 · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 532 · 4 ROOM | S$3,600 | — |
| Dec 2023 | Blk 532 · 4 ROOM | S$3,200 | — |
| Nov 2023 | Blk 532 · 4 ROOM | S$2,500 | — |
| Mar 2023 | Blk 532 · 5 ROOM | S$3,500 | — |
| Dec 2022 | Blk 532 · 4 ROOM | S$3,800 | — |
| Jun 2022 | Blk 532 · 4 ROOM | S$2,400 | — |
| Apr 2022 | Blk 532 · 4 ROOM | S$2,350 | — |
| Dec 2021 | Blk 532 · 4 ROOM | S$2,800 | — |
| Nov 2021 | Blk 532 · 4 ROOM | S$2,300 | — |
| Jun 2021 | Blk 532 · 4 ROOM | S$1,950 | — |
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$541,718 | S$598,100 | S$647,754 | S$659,083 |
| 10 years | 49 years | S$514,430 | S$627,088 | S$735,530 | S$761,483 |
| 20 years | 39 years | S$452,239 | S$672,004 | S$924,520 | S$990,912 |
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.