Blk 533 Hougang Ave 6
Project page · 99-year lease from 1988
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 533 | 04 TO 06 | 145 sqm | S$970,000 | S$6,690 psm | ×1.000 | S$6,690 psm |
| Aug 2026 | Blk 533 | 07 TO 09 | 145 sqm | S$1,060,000 | S$7,310 psm | ×1.000 | S$7,310 psm |
| Aug 2026 | Blk 533 | 07 TO 09 | 145 sqm | S$960,000 | S$6,621 psm | ×1.000 | S$6,621 psm |
| Feb 2026 | Blk 533 | 01 TO 03 | 145 sqm | S$925,000 | S$6,379 psm | ×0.997 | S$6,360 psm |
| Dec 2025 | Blk 533 | 07 TO 09 | 145 sqm | S$1,050,000 | S$7,241 psm | ×0.996 | S$7,213 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.
4.95% gross yield
S$48,000 of rent a year against the estimate above · 0.25 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 430 | EXECUTIVE | S$4,000 |
| Aug 2026 | 533 | EXECUTIVE | S$4,000 |
| Jul 2026 | 533 | EXECUTIVE | S$4,200 |
| Jul 2026 | 533 | EXECUTIVE | S$4,000 |
| Jul 2026 | 428 | EXECUTIVE | S$3,400 |
| Mar 2026 | 430 | EXECUTIVE | S$3,500 |
| Jan 2026 | 533 | EXECUTIVE | S$3,900 |
| Oct 2025 | 430 | EXECUTIVE | S$4,500 |
median of 8 HDB rental approvals for EXECUTIVE on Hougang Ave 6 since 2025-10.
Buying or selling at S$970,001?
Buying: Stamp duty on S$970,001 · Cash and CPF needed on S$970,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$970,001.
Each opens with this figure filled in; change anything there.
Primary schools near 533 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) · 228 m · no 2025 Phase 2C ballot
- Punggol Primary School · 339 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 627 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Yio Chu Kang Primary School · 659 m · no 2025 Phase 2C ballot
- Palm View Primary School · 801 m · no 2025 Phase 2C ballot
- North Vista Primary School · 835 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 949 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Holy Innocents' Primary School · 969 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Hougang Primary School · 1,170 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,638 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,647 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,721 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,737 m · no 2025 Phase 2C ballot
- Rosyth School · 1,865 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,876 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 533 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 145 sqm | S$970,000 | S$6,690 psm |
| Aug 2026 | Blk 533 · EXECUTIVE · 07 TO 09 · Apartment · 61 years left | 145 sqm | S$960,000 | S$6,621 psm |
| Aug 2026 | Blk 533 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 145 sqm | S$1,060,000 | S$7,310 psm |
| Feb 2026 | Blk 533 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 145 sqm | S$925,000 | S$6,379 psm |
| Dec 2025 | Blk 533 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 145 sqm | S$1,050,000 | S$7,241 psm |
| Jul 2025 | Blk 533 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 145 sqm | S$1,030,000 | S$7,103 psm |
| May 2025 | Blk 533 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 145 sqm | S$988,000 | S$6,814 psm |
| Apr 2025 | Blk 533 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 145 sqm | S$930,000 | S$6,414 psm |
| Dec 2024 | Blk 533 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 145 sqm | S$978,000 | S$6,745 psm |
| Oct 2024 | Blk 533 · EXECUTIVE · 04 TO 06 · Apartment · 63 years left | 145 sqm | S$935,000 | S$6,448 psm |
| Jun 2024 | Blk 533 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 145 sqm | S$880,000 | S$6,069 psm |
| Mar 2024 | Blk 533 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 145 sqm | S$950,000 | S$6,552 psm |
| Mar 2024 | Blk 533 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 145 sqm | S$900,000 | S$6,207 psm |
| Feb 2024 | Blk 533 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 145 sqm | S$928,888 | S$6,406 psm |
| May 2023 | Blk 533 · EXECUTIVE · 04 TO 06 · Apartment · 64 years left | 145 sqm | S$890,888 | S$6,144 psm |
| Dec 2022 | Blk 533 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 145 sqm | S$882,000 | S$6,083 psm |
| Jul 2022 | Blk 533 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 145 sqm | S$865,000 | S$5,966 psm |
| Jun 2022 | Blk 533 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 145 sqm | S$872,000 | S$6,014 psm |
| May 2022 | Blk 533 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left | 145 sqm | S$760,000 | S$5,241 psm |
| Apr 2022 | Blk 533 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 145 sqm | S$860,000 | S$5,931 psm |
| Nov 2021 | Blk 533 · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left | 145 sqm | S$800,000 | S$5,517 psm |
Showing 21 of 78.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 533 · EXECUTIVE | S$4,000 | — |
| Jul 2026 | Blk 533 · EXECUTIVE | S$4,200 | — |
| Jul 2026 | Blk 533 · EXECUTIVE | S$4,000 | — |
| Jan 2026 | Blk 533 · EXECUTIVE | S$3,900 | — |
| Apr 2025 | Blk 533 · EXECUTIVE | S$3,850 | — |
| Dec 2024 | Blk 533 · EXECUTIVE | S$3,600 | — |
| Sept 2024 | Blk 533 · EXECUTIVE | S$3,600 | — |
| Jun 2024 | Blk 533 · EXECUTIVE | S$4,300 | — |
| Mar 2024 | Blk 533 · EXECUTIVE | S$3,600 | — |
| Jan 2024 | Blk 533 · EXECUTIVE | S$4,500 | — |
| Aug 2023 | Blk 533 · EXECUTIVE | S$3,000 | — |
| Mar 2023 | Blk 533 · EXECUTIVE | S$3,750 | — |
| Dec 2022 | Blk 533 · EXECUTIVE | S$3,600 | — |
| Oct 2022 | Blk 533 · EXECUTIVE | S$2,900 | — |
| Sept 2021 | Blk 533 · EXECUTIVE | S$2,200 | — |
| Jul 2021 | Blk 533 · EXECUTIVE | S$3,100 | — |
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 60 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 | 55 years | S$935,852 | S$1,033,256 | S$1,119,036 | S$1,138,607 |
| 10 years | 50 years | S$893,361 | S$1,089,002 | S$1,277,324 | S$1,322,392 |
| 20 years | 40 years | S$798,940 | S$1,187,183 | S$1,633,286 | S$1,750,576 |
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.