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HDB · 530631

Blk 631 Hougang Ave 8

Project page · 99-year lease from 1985

Indicative value range
S$387,690 – S$416,094
Indicative mid S$398,438 · S$6,641 psm

Based on 35 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 62310 TO 1260 sqmS$415,000S$6,917 psm×1.000S$6,917 psm
Sept 2026Blk 64210 TO 1269 sqmS$455,000S$6,594 psm×1.000S$6,594 psm
Sept 2026Blk 63107 TO 0969 sqmS$448,000S$6,493 psm×1.000S$6,493 psm
Sept 2026Blk 67804 TO 0664 sqmS$423,000S$6,609 psm×1.000S$6,609 psm
Aug 2026Blk 62304 TO 0660 sqmS$390,000S$6,500 psm×1.000S$6,500 psm
Aug 2026Blk 50504 TO 0664 sqmS$450,000S$7,031 psm×1.000S$7,031 psm
Jul 2026Blk 62907 TO 0964 sqmS$400,000S$6,250 psm×1.000S$6,250 psm
Jul 2026Blk 67710 TO 1264 sqmS$438,000S$6,844 psm×1.000S$6,844 psm
Jul 2026Blk 62304 TO 0669 sqmS$440,000S$6,377 psm×1.000S$6,377 psm
Jul 2026Blk 64207 TO 0960 sqmS$405,000S$6,750 psm×1.000S$6,750 psm
Jun 2026Blk 50104 TO 0664 sqmS$440,000S$6,875 psm×1.000S$6,875 psm
Jun 2026Blk 67804 TO 0664 sqmS$425,000S$6,641 psm×1.000S$6,641 psm
Jun 2026Blk 62910 TO 1264 sqmS$462,888S$7,233 psm×1.000S$7,233 psm
Jun 2026Blk 68104 TO 0664 sqmS$410,000S$6,406 psm×1.000S$6,406 psm
Jun 2026Blk 67901 TO 0364 sqmS$395,000S$6,172 psm×1.000S$6,172 psm
May 2026Blk 68104 TO 0664 sqmS$420,000S$6,563 psm×1.000S$6,563 psm
May 2026Blk 64507 TO 0960 sqmS$390,000S$6,500 psm×1.000S$6,500 psm
May 2026Blk 67404 TO 0664 sqmS$455,000S$7,109 psm×1.000S$7,109 psm
Apr 2026Blk 64510 TO 1260 sqmS$430,000S$7,167 psm×1.000S$7,167 psm
Apr 2026Blk 61701 TO 0364 sqmS$410,000S$6,406 psm×1.000S$6,406 psm
Apr 2026Blk 61907 TO 0960 sqmS$398,000S$6,633 psm×1.000S$6,633 psm
Apr 2026Blk 62610 TO 1264 sqmS$445,000S$6,953 psm×1.000S$6,953 psm
Mar 2026Blk 62301 TO 0360 sqmS$375,000S$6,250 psm×0.997S$6,232 psm
Mar 2026Blk 68101 TO 0364 sqmS$430,000S$6,719 psm×0.997S$6,699 psm
Mar 2026Blk 62304 TO 0669 sqmS$436,888S$6,332 psm×0.997S$6,313 psm
Mar 2026Blk 65204 TO 0660 sqmS$395,000S$6,583 psm×0.997S$6,564 psm
Feb 2026Blk 62010 TO 1260 sqmS$420,000S$7,000 psm×0.997S$6,979 psm
Feb 2026Blk 62004 TO 0669 sqmS$410,000S$5,942 psm×0.997S$5,925 psm
Feb 2026Blk 64510 TO 1269 sqmS$460,000S$6,667 psm×0.997S$6,647 psm
Feb 2026Blk 67410 TO 1264 sqmS$460,000S$7,188 psm×0.997S$7,166 psm
Jan 2026Blk 68401 TO 0364 sqmS$448,000S$7,000 psm×0.997S$6,979 psm
Jan 2026Blk 62601 TO 0364 sqmS$455,000S$7,109 psm×0.997S$7,088 psm
Jan 2026Blk 65201 TO 0369 sqmS$445,000S$6,449 psm×0.997S$6,430 psm
Dec 2025Blk 68401 TO 0364 sqmS$438,000S$6,844 psm×0.996S$6,817 psm
Dec 2025Blk 64207 TO 0960 sqmS$405,000S$6,750 psm×0.996S$6,723 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.

8.13% gross yield

S$32,400 of rent a year against the estimate above · 0.32 points above flats like it

Homes like this rent for about S$2,700 a month, the middle of 99 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 20265013 ROOMS$3,100
Sept 20266733 ROOMS$3,000
Sept 20266453 ROOMS$2,800
Sept 20265013 ROOMS$2,800
Sept 20266713 ROOMS$2,800
Sept 20266843 ROOMS$2,750
Sept 20266743 ROOMS$2,700
Sept 20266233 ROOMS$2,700

median of 99 HDB rental approvals for 3 ROOM on Hougang Ave 8 since 2025-10.

Buying or selling at S$398,438?

Buying: Stamp duty on S$398,438 · Cash and CPF needed on S$398,438 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$398,438.

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

Primary schools near 631 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
Sept 2026
Blk 631 · 3 ROOM · 07 TO 09 · Improved · 58 years left
69 sqmS$448,000S$6,493 psm
Aug 2025
Blk 631 · 3 ROOM · 10 TO 12 · Improved · 59 years left
60 sqmS$412,000S$6,867 psm
Jun 2025
Blk 631 · 3 ROOM · 07 TO 09 · Improved · 59 years left
60 sqmS$415,000S$6,917 psm
Apr 2025
Blk 631 · 3 ROOM · 01 TO 03 · Improved · 59 years left
69 sqmS$418,000S$6,058 psm
Mar 2025
Blk 631 · 3 ROOM · 04 TO 06 · Improved · 60 years left
60 sqmS$409,500S$6,825 psm
Jul 2024
Blk 631 · 3 ROOM · 01 TO 03 · Improved · 60 years left
69 sqmS$390,000S$5,652 psm
May 2024
Blk 631 · 3 ROOM · 07 TO 09 · Improved · 60 years left
60 sqmS$383,888S$6,398 psm
May 2024
Blk 631 · 3 ROOM · 10 TO 12 · Improved · 60 years left
60 sqmS$380,000S$6,333 psm
Apr 2024
Blk 631 · 3 ROOM · 04 TO 06 · Improved · 60 years left
69 sqmS$391,000S$5,667 psm
Mar 2024
Blk 631 · 3 ROOM · 13 TO 15 · Improved · 60 years left
60 sqmS$375,000S$6,250 psm
Oct 2023
Blk 631 · 3 ROOM · 04 TO 06 · Improved · 61 years left
60 sqmS$370,000S$6,167 psm
Jul 2023
Blk 631 · 3 ROOM · 07 TO 09 · Improved · 61 years left
60 sqmS$371,000S$6,183 psm
May 2023
Blk 631 · 3 ROOM · 01 TO 03 · Improved · 61 years left
60 sqmS$358,000S$5,967 psm
Aug 2022
Blk 631 · 3 ROOM · 04 TO 06 · Improved · 62 years left
60 sqmS$335,000S$5,583 psm
Dec 2021
Blk 631 · 3 ROOM · 04 TO 06 · Improved · 63 years left
60 sqmS$300,000S$5,000 psm
Nov 2021
Blk 631 · 3 ROOM · 04 TO 06 · Improved · 63 years left
60 sqmS$290,000S$4,833 psm
Oct 2021
Blk 631 · 3 ROOM · 07 TO 09 · Improved · 63 years left
60 sqmS$298,000S$4,967 psm
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Showing 17 of 82.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$380,347S$419,934S$454,797S$462,750
10 years47 yearsS$361,188S$440,286S$516,425S$534,647
20 years37 yearsS$317,523S$471,823S$649,118S$695,732

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.