Blk 580 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 919 | 01 TO 03 | 120 sqm | S$750,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Jun 2026 | Blk 919 | 04 TO 06 | 120 sqm | S$758,000 | S$6,317 psm | ×1.000 | S$6,317 psm |
| May 2026 | Blk 919 | 13 TO 15 | 120 sqm | S$768,888 | S$6,407 psm | ×1.000 | S$6,407 psm |
| Mar 2026 | Blk 666 | 01 TO 03 | 122 sqm | S$660,000 | S$5,410 psm | ×0.997 | S$5,394 psm |
| Mar 2026 | Blk 576 | 16 TO 18 | 120 sqm | S$888,000 | S$7,400 psm | ×0.997 | S$7,378 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.
5.54% gross yield
S$42,000 of rent a year against the estimate above · 0.14 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 |
|---|---|---|---|
| Jun 2026 | 607 | 5 ROOM | S$2,900 |
| May 2026 | 919 | 5 ROOM | S$3,500 |
| Apr 2026 | 601 | 5 ROOM | S$4,000 |
| Dec 2025 | 601 | 5 ROOM | S$3,600 |
| Nov 2025 | 580 | 5 ROOM | S$3,500 |
| Nov 2025 | 666 | 5 ROOM | S$3,200 |
| Nov 2025 | 666 | 5 ROOM | S$2,400 |
median of 7 HDB rental approvals for 5 ROOM on Hougang Ave 4 since 2025-10.
Buying or selling at S$758,000?
Buying: Stamp duty on S$758,000 · Cash and CPF needed on S$758,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$758,000.
Each opens with this figure filled in; change anything there.
Primary schools near 580 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 · 96 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 484 m · no 2025 Phase 2C ballot
- Hougang Primary School · 600 m · no 2025 Phase 2C ballot
- Palm View Primary School · 683 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 751 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 834 m · no 2025 Phase 2C ballot
1 to 2 km
- North Vista Primary School · 1,017 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anchor Green Primary School · 1,223 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,280 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Rosyth School · 1,418 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,475 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,496 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,741 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,742 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,796 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,936 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- North Spring Primary School · 1,993 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 580 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 100 sqm | S$618,888 | S$6,189 psm |
| Aug 2024 | Blk 580 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 119 sqm | S$720,000 | S$6,050 psm |
| May 2024 | Blk 580 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 100 sqm | S$521,000 | S$5,210 psm |
| Jan 2024 | Blk 580 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 119 sqm | S$658,000 | S$5,529 psm |
| Dec 2023 | Blk 580 · 5 ROOM · 16 TO 18 · Improved · 73 years left | 120 sqm | S$708,888 | S$5,907 psm |
| Aug 2023 | Blk 580 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 100 sqm | S$520,000 | S$5,200 psm |
| May 2023 | Blk 580 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 120 sqm | S$640,000 | S$5,333 psm |
| Aug 2022 | Blk 580 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 119 sqm | S$603,000 | S$5,067 psm |
| May 2022 | Blk 580 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 100 sqm | S$480,000 | S$4,800 psm |
Showing 9 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 580 · 4 ROOM | S$3,050 | — |
| Jan 2026 | Blk 580 · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 580 · 5 ROOM | S$3,500 | — |
| May 2025 | Blk 580 · 4 ROOM | S$2,700 | — |
| Apr 2025 | Blk 580 · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 580 · 4 ROOM | S$2,500 | — |
| Feb 2024 | Blk 580 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 580 · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 580 · 4 ROOM | S$1,850 | — |
| Mar 2023 | Blk 580 · 4 ROOM | S$1,800 | — |
| Nov 2022 | Blk 580 · 5 ROOM | S$900 | — |
| Oct 2022 | Blk 580 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 580 · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 580 · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 580 · 4 ROOM | S$1,700 | — |
| Apr 2021 | Blk 580 · 4 ROOM | S$1,850 | — |
| Apr 2021 | Blk 580 · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 580 · 4 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 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$734,334 | S$810,764 | S$878,073 | S$893,430 |
| 10 years | 59 years | S$708,482 | S$863,635 | S$1,012,984 | S$1,048,726 |
| 20 years | 49 years | S$642,247 | S$954,345 | S$1,312,956 | S$1,407,242 |
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.