Blk 606 Hougang Ave 4
Project page · 99-year lease from 1985
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 603 | 07 TO 09 | 84 sqm | S$528,000 | S$6,286 psm | ×1.000 | S$6,286 psm |
| Aug 2026 | Blk 605 | 07 TO 09 | 84 sqm | S$530,000 | S$6,310 psm | ×1.000 | S$6,310 psm |
| Aug 2026 | Blk 605 | 10 TO 12 | 84 sqm | S$545,000 | S$6,488 psm | ×1.000 | S$6,488 psm |
| Jan 2026 | Blk 607 | 01 TO 03 | 84 sqm | S$520,000 | S$6,190 psm | ×0.997 | S$6,172 psm |
| Nov 2025 | Blk 602 | 01 TO 03 | 84 sqm | S$510,000 | S$6,071 psm | ×0.996 | S$6,048 psm |
| Nov 2025 | Blk 607 | 04 TO 06 | 84 sqm | S$540,000 | S$6,429 psm | ×0.996 | S$6,403 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.
7.26% gross yield
S$38,400 of rent a year against the estimate above · 0.2 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 33 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 | 605 | 4 ROOM | S$3,300 |
| Sept 2026 | 605 | 4 ROOM | S$2,850 |
| Aug 2026 | 607 | 4 ROOM | S$3,600 |
| Aug 2026 | 605 | 4 ROOM | S$3,350 |
| Aug 2026 | 602 | 4 ROOM | S$3,000 |
| Jul 2026 | 603 | 4 ROOM | S$3,000 |
| Jun 2026 | 603 | 4 ROOM | S$3,300 |
| Jun 2026 | 602 | 4 ROOM | S$3,100 |
median of 33 HDB rental approvals for 4 ROOM on Hougang Ave 4 since 2025-10.
Buying or selling at S$529,000?
Buying: Stamp duty on S$529,000 · Cash and CPF needed on S$529,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$529,000.
Each opens with this figure filled in; change anything there.
Primary schools near 606 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
- Xinmin Primary School · 271 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 370 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 733 m · no 2025 Phase 2C ballot
- Hougang Primary School · 875 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 893 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Punggol Primary School · 1,199 m · no 2025 Phase 2C ballot
- Rosyth School · 1,207 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,269 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Xinghua Primary School · 1,424 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,496 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,673 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2025 | Blk 606 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 104 sqm | S$670,000 | S$6,442 psm |
| Jan 2025 | Blk 606 · 4 ROOM · 10 TO 12 · Simplified · 60 years left | 84 sqm | S$533,000 | S$6,345 psm |
| Aug 2024 | Blk 606 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 104 sqm | S$530,000 | S$5,096 psm |
| Jun 2023 | Blk 606 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Jan 2023 | Blk 606 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 84 sqm | S$442,000 | S$5,262 psm |
| Apr 2022 | Blk 606 · 4 ROOM · 10 TO 12 · Simplified · 63 years left excluded: outlier | 84 sqm | S$450,000 | S$5,357 psm |
| Jan 2022 | Blk 606 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$400,000 | S$4,762 psm |
Showing 7 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 606 · 4 ROOM | S$3,050 | — |
| Nov 2025 | Blk 606 · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 606 · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 606 · 4 ROOM | S$3,100 | — |
| Apr 2025 | Blk 606 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 606 · 4 ROOM | S$2,200 | — |
| Dec 2024 | Blk 606 · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 606 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 606 · 4 ROOM | S$3,100 | — |
| Apr 2023 | Blk 606 · 4 ROOM | S$2,800 | — |
| Aug 2022 | Blk 606 · 4 ROOM | S$1,700 | — |
| Jul 2022 | Blk 606 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 606 · 4 ROOM | S$2,500 | — |
| Oct 2021 | Blk 606 · 4 ROOM | S$2,200 | — |
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 57 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 | 52 years | S$504,981 | S$557,540 | S$603,827 | S$614,387 |
| 10 years | 47 years | S$479,544 | S$584,562 | S$685,651 | S$709,843 |
| 20 years | 37 years | S$421,571 | S$626,432 | S$861,824 | S$923,713 |
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.