homequant
HDB · 530617

Blk 617 Hougang Ave 8

Project page · 99-year lease from 1986

Indicative value range
S$570,000 – S$597,561
Indicative mid S$590,000 · S$5,673 psm

Based on 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jun 2026Blk 61707 TO 09104 sqmS$550,000S$5,288 psm×1.000S$5,288 psm
May 2026Blk 61701 TO 03104 sqmS$590,000S$5,673 psm×1.000S$5,673 psm
Nov 2025Blk 61701 TO 0389 sqmS$519,888S$5,841 psm×0.996S$5,818 psm

How accurate is this estimate for Hougang Ave 8?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 144 sales in Hougang Ave 8 since.

Median error
4.3%

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.

6.51% gross yield

S$38,400 of rent a year against the estimate above · 0.55 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 110 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

ApprovedBlockFlatRent a month
Sept 20264354 ROOMS$3,400
Sept 20266364 ROOMS$3,200
Sept 20265044 ROOMS$3,200
Sept 20265404 ROOMS$3,200
Sept 20265064 ROOMS$3,200
Sept 20266134 ROOMS$3,150
Sept 20266364 ROOMS$3,100
Sept 20265064 ROOMS$3,100

median of 110 HDB rental approvals for 4 ROOM on Hougang Ave 8 since 2025-10.

Buying or selling at S$590,000?

Buying: Stamp duty on S$590,000 · Cash and CPF needed on S$590,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$590,000.

Each opens with this figure filled in; change anything there.

Primary schools near 617 Hougang Ave 8

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 617 · 4 ROOM · 07 TO 09 · Model A · 59 years left
104 sqmS$550,000S$5,288 psm
May 2026
Blk 617 · 4 ROOM · 01 TO 03 · Model A · 59 years left
104 sqmS$590,000S$5,673 psm
Apr 2026
Blk 617 · 3 ROOM · 01 TO 03 · Simplified · 59 years left
64 sqmS$410,000S$6,406 psm
Nov 2025
Blk 617 · 4 ROOM · 01 TO 03 · Simplified · 59 years left
89 sqmS$519,888S$5,841 psm
May 2025
Blk 617 · 3 ROOM · 10 TO 12 · Simplified · 60 years left
64 sqmS$430,000S$6,719 psm
Oct 2024
Blk 617 · 3 ROOM · 07 TO 09 · Simplified · 60 years left
64 sqmS$408,000S$6,375 psm
Sept 2024
Blk 617 · 4 ROOM · 04 TO 06 · Model A · 60 years left
104 sqmS$580,000S$5,577 psm
Jul 2024
Blk 617 · 4 ROOM · 01 TO 03 · Model A · 61 years left
104 sqmS$580,000S$5,577 psm
Apr 2024
Blk 617 · 4 ROOM · 10 TO 12 · Model A · 61 years left
104 sqmS$570,000S$5,481 psm
Dec 2023
Blk 617 · 3 ROOM · 07 TO 09 · Simplified · 61 years left
64 sqmS$380,000S$5,938 psm
Nov 2023
Blk 617 · 3 ROOM · 10 TO 12 · Simplified · 61 years left
64 sqmS$388,000S$6,063 psm
Aug 2023
Blk 617 · 3 ROOM · 10 TO 12 · Simplified · 61 years left
64 sqmS$380,000S$5,938 psm
Dec 2022
Blk 617 · 4 ROOM · 04 TO 06 · Model A · 62 years left
104 sqmS$470,000S$4,519 psm
Oct 2022
Blk 617 · 4 ROOM · 10 TO 12 · Model A · 62 years left
104 sqmS$585,000S$5,625 psm
Oct 2022
Blk 617 · 4 ROOM · 10 TO 12 · Model A · 62 years left
104 sqmS$535,000S$5,144 psm
Sept 2022
Blk 617 · 3 ROOM · 01 TO 03 · Simplified · 62 years left
64 sqmS$315,000S$4,922 psm
May 2022
Blk 617 · 4 ROOM · 10 TO 12 · Model A · 63 years left
104 sqmS$500,000S$4,808 psm
Feb 2022
Blk 617 · 3 ROOM · 04 TO 06 · Simplified · 63 years left
64 sqmS$308,000S$4,813 psm
Dec 2021
Blk 617 · 4 ROOM · 10 TO 12 · Simplified · 63 years left
84 sqmS$390,000S$4,643 psm
Nov 2021
Blk 617 · 3 ROOM · 04 TO 06 · Simplified · 63 years left
64 sqmS$302,000S$4,719 psm
Oct 2021
Blk 617 · 4 ROOM · 01 TO 03 · Model A · 63 years left
104 sqmS$470,000S$4,519 psm
See more

Showing 21 of 85.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years53 yearsS$563,212S$621,832S$673,455S$685,233
10 years48 yearsS$534,842S$651,969S$764,715S$791,696
20 years38 yearsS$470,183S$698,667S$961,203S$1,030,229

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.