Blk 577 Hougang Ave 4
Project page · 99-year lease from 1997
Based on 5 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 578 | 10 TO 12 | 140 sqm | S$938,800 | S$6,706 psm | ×1.000 | S$6,706 psm |
| Aug 2026 | Blk 579 | 04 TO 06 | 140 sqm | S$890,000 | S$6,357 psm | ×1.000 | S$6,357 psm |
| Aug 2026 | Blk 579 | 13 TO 15 | 140 sqm | S$905,000 | S$6,464 psm | ×1.000 | S$6,464 psm |
| May 2026 | Blk 578 | 10 TO 12 | 140 sqm | S$920,888 | S$6,578 psm | ×1.000 | S$6,578 psm |
| Dec 2025 | Blk 578 | 10 TO 12 | 139 sqm | S$958,000 | S$6,892 psm | ×0.996 | S$6,865 psm |
How accurate is this estimate for Hougang Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 37 sales in Hougang Ave 4 since.
- Median error
- 2.8%
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$45,600 of rent a year against the estimate above · 0.25 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 6 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 |
|---|---|---|---|
| May 2026 | 578 | EXECUTIVE | S$4,300 |
| May 2026 | 577 | EXECUTIVE | S$3,600 |
| Apr 2026 | 579 | EXECUTIVE | S$3,800 |
| Mar 2026 | 578 | EXECUTIVE | S$3,800 |
| Oct 2025 | 578 | EXECUTIVE | S$4,000 |
| Oct 2025 | 579 | EXECUTIVE | S$3,800 |
median of 6 HDB rental approvals for EXECUTIVE on Hougang Ave 4 since 2025-10.
Buying or selling at S$920,888?
Buying: Stamp duty on S$920,888 · Cash and CPF needed on S$920,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$920,888.
Each opens with this figure filled in; change anything there.
Primary schools near 577 Hougang Ave 4
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
- Yio Chu Kang Primary School · 35 m · no 2025 Phase 2C ballot
- Hougang Primary School · 406 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 572 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 655 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 841 m · no 2025 Phase 2C ballot
1 to 2 km
- Punggol Primary School · 1,025 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Vista Primary School · 1,208 m · no 2025 Phase 2C ballot
- Rosyth School · 1,231 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,287 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,446 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Holy Innocents' Primary School · 1,570 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,573 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 1,678 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,814 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,848 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 577 · EXECUTIVE · 04 TO 06 · Apartment · 71 years left | 140 sqm | S$885,000 | S$6,321 psm |
| Jun 2025 | Blk 577 · EXECUTIVE · 13 TO 15 · Apartment · 71 years left excluded: outlier | 140 sqm | S$980,000 | S$7,000 psm |
| Jan 2025 | Blk 577 · EXECUTIVE · 01 TO 03 · Apartment · 72 years left excluded: outlier | 143 sqm | S$825,000 | S$5,769 psm |
| Nov 2024 | Blk 577 · EXECUTIVE · 13 TO 15 · Apartment · 72 years left | 140 sqm | S$890,000 | S$6,357 psm |
| Apr 2024 | Blk 577 · EXECUTIVE · 01 TO 03 · Apartment · 73 years left | 142 sqm | S$838,000 | S$5,901 psm |
| Aug 2023 | Blk 577 · EXECUTIVE · 04 TO 06 · Maisonette · 73 years left | 139 sqm | S$868,000 | S$6,245 psm |
| Jul 2023 | Blk 577 · EXECUTIVE · 10 TO 12 · Apartment · 73 years left | 139 sqm | S$800,000 | S$5,755 psm |
| Aug 2022 | Blk 577 · EXECUTIVE · 01 TO 03 · Maisonette · 74 years left | 141 sqm | S$740,000 | S$5,248 psm |
| Dec 2021 | Blk 577 · EXECUTIVE · 01 TO 03 · Maisonette · 75 years left | 140 sqm | S$650,000 | S$4,643 psm |
Showing 9 of 34.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 577 · EXECUTIVE | S$3,600 | — |
| Sept 2025 | Blk 577 · EXECUTIVE | S$2,450 | — |
| May 2025 | Blk 577 · EXECUTIVE | S$3,300 | — |
| Aug 2023 | Blk 577 · EXECUTIVE | S$2,450 | — |
| Jun 2023 | Blk 577 · EXECUTIVE | S$3,300 | — |
| May 2023 | Blk 577 · EXECUTIVE | S$4,200 | — |
| May 2022 | Blk 577 · EXECUTIVE | S$2,300 | — |
| Aug 2021 | Blk 577 · EXECUTIVE | S$2,150 | — |
| Jun 2021 | Blk 577 · EXECUTIVE | 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 69 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 | 64 years | S$892,136 | S$984,990 | S$1,066,763 | S$1,085,420 |
| 10 years | 59 years | S$860,728 | S$1,049,223 | S$1,230,665 | S$1,274,088 |
| 20 years | 49 years | S$780,260 | S$1,159,425 | S$1,595,098 | S$1,709,646 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.