Blk 645 Hougang Ave 8
Project page · 99-year lease from 1987
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 645 | 07 TO 09 | 60 sqm | S$390,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Apr 2026 | Blk 645 | 10 TO 12 | 60 sqm | S$430,000 | S$7,167 psm | ×1.000 | S$7,167 psm |
| Feb 2026 | Blk 645 | 10 TO 12 | 69 sqm | S$460,000 | S$6,667 psm | ×0.997 | S$6,647 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.
8.12% gross yield
S$32,400 of rent a year against the estimate above · 0.31 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 501 | 3 ROOM | S$3,100 |
| Sept 2026 | 673 | 3 ROOM | S$3,000 |
| Sept 2026 | 645 | 3 ROOM | S$2,800 |
| Sept 2026 | 501 | 3 ROOM | S$2,800 |
| Sept 2026 | 671 | 3 ROOM | S$2,800 |
| Sept 2026 | 684 | 3 ROOM | S$2,750 |
| Sept 2026 | 674 | 3 ROOM | S$2,700 |
| Sept 2026 | 623 | 3 ROOM | S$2,700 |
median of 99 HDB rental approvals for 3 ROOM on Hougang Ave 8 since 2025-10.
Buying or selling at S$398,820?
Buying: Stamp duty on S$398,820 · Cash and CPF needed on S$398,820 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$398,820.
Each opens with this figure filled in; change anything there.
Primary schools near 645 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
- Xinmin Primary School · 80 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 593 m · no 2025 Phase 2C ballot
- Rosyth School · 695 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 749 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 784 m · no 2025 Phase 2C ballot
1 to 2 km
- Holy Innocents' Primary School · 1,394 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,576 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,666 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,695 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,743 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Xinghua Primary School · 1,743 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 645 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 60 sqm | S$390,000 | S$6,500 psm |
| Apr 2026 | Blk 645 · 3 ROOM · 10 TO 12 · Improved · 60 years left | 60 sqm | S$430,000 | S$7,167 psm |
| Feb 2026 | Blk 645 · 3 ROOM · 10 TO 12 · Improved · 60 years left | 69 sqm | S$460,000 | S$6,667 psm |
| Sept 2025 | Blk 645 · 3 ROOM · 10 TO 12 · Improved · 60 years left | 60 sqm | S$400,000 | S$6,667 psm |
| Apr 2025 | Blk 645 · 3 ROOM · 07 TO 09 · Improved · 61 years left | 69 sqm | S$465,000 | S$6,739 psm |
| Apr 2025 | Blk 645 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 60 sqm | S$402,000 | S$6,700 psm |
| Feb 2025 | Blk 645 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 69 sqm | S$430,000 | S$6,232 psm |
| Aug 2024 | Blk 645 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 69 sqm | S$400,000 | S$5,797 psm |
| Jun 2024 | Blk 645 · 3 ROOM · 07 TO 09 · Improved · 62 years left | 60 sqm | S$385,000 | S$6,417 psm |
| Jan 2024 | Blk 645 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 69 sqm | S$388,000 | S$5,623 psm |
| Nov 2023 | Blk 645 · 3 ROOM · 10 TO 12 · Improved · 62 years left | 69 sqm | S$400,000 | S$5,797 psm |
| Oct 2023 | Blk 645 · 3 ROOM · 10 TO 12 · Improved · 62 years left | 60 sqm | S$374,000 | S$6,233 psm |
| Aug 2023 | Blk 645 · 3 ROOM · 10 TO 12 · Improved · 63 years left | 69 sqm | S$400,000 | S$5,797 psm |
| Aug 2023 | Blk 645 · 3 ROOM · 04 TO 06 · Improved · 62 years left | 69 sqm | S$388,000 | S$5,623 psm |
| Jan 2023 | Blk 645 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 60 sqm | S$348,000 | S$5,800 psm |
| Dec 2022 | Blk 645 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 60 sqm | S$330,000 | S$5,500 psm |
| Nov 2022 | Blk 645 · 3 ROOM · 04 TO 06 · Improved · 63 years left | 69 sqm | S$395,000 | S$5,725 psm |
| Nov 2022 | Blk 645 · 3 ROOM · 04 TO 06 · Improved · 63 years left | 60 sqm | S$365,000 | S$6,083 psm |
| Oct 2022 | Blk 645 · 3 ROOM · 04 TO 06 · Improved · 63 years left | 60 sqm | S$340,000 | S$5,667 psm |
| Apr 2022 | Blk 645 · 3 ROOM · 13 TO 15 · Improved · 64 years left | 60 sqm | S$324,000 | S$5,400 psm |
| Mar 2022 | Blk 645 · 3 ROOM · 10 TO 12 · Improved · 64 years left | 60 sqm | S$330,000 | S$5,500 psm |
| Jan 2022 | Blk 645 · 3 ROOM · 01 TO 03 · Improved · 64 years left | 69 sqm | S$330,000 | S$4,783 psm |
| Dec 2021 | Blk 645 · 3 ROOM · 01 TO 03 · Improved · 64 years left | 69 sqm | S$295,000 | S$4,275 psm |
Showing 23 of 80.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 645 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 645 · 3 ROOM | S$1,800 | — |
| Feb 2026 | Blk 645 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 645 · 3 ROOM | S$2,700 | — |
| Jan 2026 | Blk 645 · 3 ROOM | S$2,650 | — |
| Dec 2025 | Blk 645 · 3 ROOM | S$2,650 | — |
| Jun 2025 | Blk 645 · 3 ROOM | S$2,850 | — |
| May 2025 | Blk 645 · 3 ROOM | S$2,700 | — |
| Mar 2025 | Blk 645 · 3 ROOM | S$2,750 | — |
| Dec 2024 | Blk 645 · 3 ROOM | S$2,600 | — |
| Oct 2024 | Blk 645 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 645 · 3 ROOM | S$2,600 | — |
| May 2024 | Blk 645 · 3 ROOM | S$1,800 | — |
| Feb 2024 | Blk 645 · 3 ROOM | S$3,000 | — |
| Jan 2024 | Blk 645 · 3 ROOM | S$2,900 | — |
| Jan 2024 | Blk 645 · 3 ROOM | S$1,800 | — |
| Sept 2023 | Blk 645 · 3 ROOM | S$2,500 | — |
| Aug 2023 | Blk 645 · 3 ROOM | S$3,050 | — |
| May 2023 | Blk 645 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 645 · 3 ROOM | S$2,900 | — |
| May 2023 | Blk 645 · 3 ROOM | S$2,350 | — |
| Jan 2023 | Blk 645 · 3 ROOM | S$3,000 | — |
| Dec 2022 | Blk 645 · 3 ROOM | S$2,500 | — |
| May 2022 | Blk 645 · 3 ROOM | S$1,800 | — |
| May 2022 | Blk 645 · 3 ROOM | S$1,550 | — |
| Dec 2021 | Blk 645 · 3 ROOM | S$1,700 | — |
| Nov 2021 | Blk 645 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 645 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 645 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 645 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 645 · 3 ROOM | S$1,500 | — |
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 59 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 | 54 years | S$380,712 | S$420,337 | S$455,233 | S$463,194 |
| 10 years | 49 years | S$361,535 | S$440,709 | S$516,921 | S$535,160 |
| 20 years | 39 years | S$317,828 | S$472,275 | S$649,740 | S$696,399 |
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.