Blk 646 Hougang Ave 8
Project page · 99-year lease from 1987
Based on 19 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 615 | 04 TO 06 | 149 sqm | S$960,000 | S$6,443 psm | ×1.000 | S$6,443 psm |
| Sept 2026 | Blk 628 | 04 TO 06 | 148 sqm | S$938,000 | S$6,338 psm | ×1.000 | S$6,338 psm |
| Sept 2026 | Blk 446 | 01 TO 03 | 150 sqm | S$945,000 | S$6,300 psm | ×1.000 | S$6,300 psm |
| Aug 2026 | Blk 633 | 07 TO 09 | 148 sqm | S$1,070,000 | S$7,230 psm | ×1.000 | S$7,230 psm |
| Aug 2026 | Blk 651 | 01 TO 03 | 146 sqm | S$948,000 | S$6,493 psm | ×1.000 | S$6,493 psm |
| Jul 2026 | Blk 640 | 01 TO 03 | 154 sqm | S$918,000 | S$5,961 psm | ×1.000 | S$5,961 psm |
| Jul 2026 | Blk 634 | 10 TO 12 | 148 sqm | S$1,000,000 | S$6,757 psm | ×1.000 | S$6,757 psm |
| May 2026 | Blk 622 | 01 TO 03 | 148 sqm | S$865,000 | S$5,845 psm | ×1.000 | S$5,845 psm |
| May 2026 | Blk 633 | 01 TO 03 | 154 sqm | S$950,000 | S$6,169 psm | ×1.000 | S$6,169 psm |
| May 2026 | Blk 628 | 04 TO 06 | 148 sqm | S$990,000 | S$6,689 psm | ×1.000 | S$6,689 psm |
| May 2026 | Blk 615 | 10 TO 12 | 155 sqm | S$1,008,888 | S$6,509 psm | ×1.000 | S$6,509 psm |
| Apr 2026 | Blk 446 | 04 TO 06 | 146 sqm | S$1,000,000 | S$6,849 psm | ×1.000 | S$6,849 psm |
| Jan 2026 | Blk 633 | 07 TO 09 | 148 sqm | S$1,050,000 | S$7,095 psm | ×0.997 | S$7,074 psm |
| Jan 2026 | Blk 654 | 01 TO 03 | 146 sqm | S$920,000 | S$6,301 psm | ×0.997 | S$6,283 psm |
| Jan 2026 | Blk 615 | 10 TO 12 | 149 sqm | S$980,000 | S$6,577 psm | ×0.997 | S$6,558 psm |
| Jan 2026 | Blk 615 | 10 TO 12 | 142 sqm | S$1,000,000 | S$7,042 psm | ×0.997 | S$7,021 psm |
| Nov 2025 | Blk 628 | 04 TO 06 | 148 sqm | S$988,000 | S$6,676 psm | ×0.996 | S$6,649 psm |
| Nov 2025 | Blk 446 | 04 TO 06 | 146 sqm | S$980,000 | S$6,712 psm | ×0.996 | S$6,686 psm |
| Nov 2025 | Blk 633 | 01 TO 03 | 151 sqm | S$909,940 | S$6,026 psm | ×0.996 | S$6,002 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.
4.64% gross yield
S$45,600 of rent a year against the estimate above · 0.14 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 | 615 | EXECUTIVE | S$4,100 |
| Sept 2026 | 446 | EXECUTIVE | S$3,900 |
| Aug 2026 | 446 | EXECUTIVE | S$3,900 |
| May 2026 | 446 | EXECUTIVE | S$3,800 |
| May 2026 | 634 | EXECUTIVE | S$3,800 |
| Apr 2026 | 639 | EXECUTIVE | S$3,350 |
| Mar 2026 | 615 | EXECUTIVE | S$3,500 |
| Mar 2026 | 622 | EXECUTIVE | S$3,200 |
median of 11 HDB rental approvals for EXECUTIVE on Hougang Ave 8 since 2025-10.
Buying or selling at S$982,851?
Buying: Stamp duty on S$982,851 · Cash and CPF needed on S$982,851 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$982,851.
Each opens with this figure filled in; change anything there.
Primary schools near 646 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 · 153 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 580 m · no 2025 Phase 2C ballot
- Rosyth School · 615 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 790 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 861 m · no 2025 Phase 2C ballot
1 to 2 km
- Holy Innocents' Primary School · 1,470 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,645 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,653 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,714 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,793 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,821 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- North Vista Primary School · 1,999 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 646 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 151 sqm | S$990,000 | S$6,556 psm |
Showing 1 of 7.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2024 | Blk 646 · EXECUTIVE | S$3,200 | — |
| Sept 2022 | Blk 646 · EXECUTIVE | S$2,900 | — |
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$938,226 | S$1,035,877 | S$1,121,875 | S$1,141,495 |
| 10 years | 49 years | S$890,966 | S$1,086,082 | S$1,273,899 | S$1,318,847 |
| 20 years | 39 years | S$783,254 | S$1,163,874 | S$1,601,219 | S$1,716,206 |
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.