Blk 535 Hougang St 52
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 699B | 01 TO 03 | 100 sqm | S$568,000 | S$5,680 psm | ×1.000 | S$5,680 psm |
| Sept 2026 | Blk 699C | 07 TO 09 | 100 sqm | S$605,000 | S$6,050 psm | ×1.000 | S$6,050 psm |
| Aug 2026 | Blk 535 | 07 TO 09 | 104 sqm | S$640,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Aug 2026 | Blk 535 | 01 TO 03 | 102 sqm | S$590,000 | S$5,784 psm | ×1.000 | S$5,784 psm |
| Jul 2026 | Blk 699C | 10 TO 12 | 100 sqm | S$600,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jul 2026 | Blk 699C | 04 TO 06 | 100 sqm | S$598,000 | S$5,980 psm | ×1.000 | S$5,980 psm |
| Jun 2026 | Blk 699C | 01 TO 03 | 100 sqm | S$588,000 | S$5,880 psm | ×1.000 | S$5,880 psm |
| Apr 2026 | Blk 537 | 07 TO 09 | 105 sqm | S$678,888 | S$6,466 psm | ×1.000 | S$6,466 psm |
| Mar 2026 | Blk 536 | 01 TO 03 | 106 sqm | S$573,000 | S$5,406 psm | ×0.997 | S$5,390 psm |
| Jan 2026 | Blk 699B | 01 TO 03 | 100 sqm | S$615,000 | S$6,150 psm | ×0.997 | S$6,132 psm |
| Dec 2025 | Blk 699C | 01 TO 03 | 100 sqm | S$590,000 | S$5,900 psm | ×0.996 | S$5,877 psm |
| Nov 2025 | Blk 699C | 16 TO 18 | 100 sqm | S$640,888 | S$6,409 psm | ×0.996 | S$6,384 psm |
| Nov 2025 | Blk 699C | 01 TO 03 | 100 sqm | S$580,000 | S$5,800 psm | ×0.996 | S$5,777 psm |
How accurate is this estimate for Hougang St 52?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 20 sales in Hougang St 52 since.
- Median error
- 1.4%
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.
6.43% gross yield
S$40,200 of rent a year against the estimate above · 0.26 points below flats like it
Homes like this rent for about S$3,350 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 537 | 4 ROOM | S$3,100 |
| Sept 2026 | 534 | 4 ROOM | S$2,350 |
| Aug 2026 | 537 | 4 ROOM | S$3,600 |
| Aug 2026 | 699C | 4 ROOM | S$3,600 |
| Jun 2026 | 699C | 4 ROOM | S$3,500 |
| Jun 2026 | 534 | 4 ROOM | S$2,800 |
| Mar 2026 | 537 | 4 ROOM | S$3,400 |
| Mar 2026 | 537 | 4 ROOM | S$3,000 |
median of 14 HDB rental approvals for 4 ROOM on Hougang St 52 since 2025-10.
Buying or selling at S$624,910?
Buying: Stamp duty on S$624,910 · Cash and CPF needed on S$624,910 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$624,910.
Each opens with this figure filled in; change anything there.
Primary schools near 535 Hougang St 52
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) · 99 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 454 m · no 2025 Phase 2C ballot
- Punggol Primary School · 485 m · no 2025 Phase 2C ballot
- Palm View Primary School · 744 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 801 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 833 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- North Vista Primary School · 883 m · no 2025 Phase 2C ballot
- Hougang Primary School · 968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Holy Innocents' Primary School · 1,085 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anchor Green Primary School · 1,525 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,661 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rosyth School · 1,685 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,692 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,834 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,946 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Springdale Primary School · 1,991 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 535 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 102 sqm | S$590,000 | S$5,784 psm |
| Aug 2026 | Blk 535 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$640,000 | S$6,154 psm |
| Aug 2025 | Blk 535 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 114 sqm | S$628,000 | S$5,509 psm |
| Dec 2023 | Blk 535 · 4 ROOM · 07 TO 09 · Model A · 68 years left | 105 sqm | S$560,000 | S$5,333 psm |
| Sept 2022 | Blk 535 · 4 ROOM · 01 TO 03 · Model A · 69 years left | 106 sqm | S$470,000 | S$4,434 psm |
| May 2022 | Blk 535 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 107 sqm | S$450,000 | S$4,206 psm |
| Dec 2021 | Blk 535 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 107 sqm | S$455,000 | S$4,252 psm |
Showing 7 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 535 · 4 ROOM | S$3,500 | — |
| Aug 2025 | Blk 535 · 4 ROOM | S$3,400 | — |
| Jun 2024 | Blk 535 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 535 · 4 ROOM | S$3,400 | — |
| Jun 2023 | Blk 535 · 4 ROOM | S$2,600 | — |
| Jul 2021 | Blk 535 · 4 ROOM | S$2,600 | — |
| Jun 2021 | Blk 535 · 4 ROOM | S$2,000 | — |
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$602,910 | S$665,661 | S$720,924 | S$733,532 |
| 10 years | 54 years | S$575,536 | S$701,575 | S$822,899 | S$851,934 |
| 20 years | 44 years | S$514,707 | S$764,827 | S$1,052,223 | S$1,127,785 |
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.