Blk 657 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 657 | 01 TO 03 | 120 sqm | S$625,000 | S$5,208 psm | ×1.000 | S$5,208 psm |
| May 2026 | Blk 657 | 01 TO 03 | 120 sqm | S$705,000 | S$5,875 psm | ×1.000 | S$5,875 psm |
| Apr 2026 | Blk 657 | 04 TO 06 | 120 sqm | S$691,000 | S$5,758 psm | ×1.000 | S$5,758 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.
5.73% gross yield
S$39,600 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 27 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 | 417 | 5 ROOM | S$3,300 |
| Aug 2026 | 439 | 5 ROOM | S$3,600 |
| Aug 2026 | 643 | 5 ROOM | S$3,400 |
| Aug 2026 | 541 | 5 ROOM | S$3,300 |
| Aug 2026 | 649 | 5 ROOM | S$3,300 |
| Jul 2026 | 657 | 5 ROOM | S$3,300 |
| Jun 2026 | 653 | 5 ROOM | S$3,200 |
| May 2026 | 612 | 5 ROOM | S$3,650 |
median of 27 HDB rental approvals for 5 ROOM on Hougang Ave 8 since 2025-10.
Buying or selling at S$691,000?
Buying: Stamp duty on S$691,000 · Cash and CPF needed on S$691,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$691,000.
Each opens with this figure filled in; change anything there.
Primary schools near 657 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 · 92 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 366 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 539 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 714 m · no 2025 Phase 2C ballot
- Rosyth School · 734 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Punggol Primary School · 1,447 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,462 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,466 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,688 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- North Vista Primary School · 1,767 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,892 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,905 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Zhonghua Primary School · 1,908 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Xinghua Primary School · 1,923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 657 · 5 ROOM · 01 TO 03 · Improved · 60 years left | 120 sqm | S$625,000 | S$5,208 psm |
| May 2026 | Blk 657 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 120 sqm | S$705,000 | S$5,875 psm |
| Apr 2026 | Blk 657 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 120 sqm | S$691,000 | S$5,758 psm |
| Jul 2025 | Blk 657 · 5 ROOM · 10 TO 12 · Improved · 61 years left | 120 sqm | S$748,888 | S$6,241 psm |
| Nov 2023 | Blk 657 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 120 sqm | S$651,800 | S$5,432 psm |
| Jun 2022 | Blk 657 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 120 sqm | S$530,000 | S$4,417 psm |
| May 2022 | Blk 657 · 5 ROOM · 13 TO 15 · Improved · 65 years left excluded: outlier | 120 sqm | S$688,000 | S$5,733 psm |
| Oct 2021 | Blk 657 · 5 ROOM · 10 TO 12 · Improved · 65 years left | 120 sqm | S$530,000 | S$4,417 psm |
Showing 8 of 24.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 657 · 5 ROOM | S$3,300 | — |
| May 2026 | Blk 657 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 657 · 5 ROOM | S$3,000 | — |
| Feb 2025 | Blk 657 · 5 ROOM | S$2,400 | — |
| Aug 2024 | Blk 657 · 5 ROOM | S$3,400 | — |
| May 2024 | Blk 657 · 5 ROOM | S$3,300 | — |
| Jul 2023 | Blk 657 · 5 ROOM | S$3,000 | — |
| Feb 2023 | Blk 657 · 5 ROOM | S$2,400 | — |
| Jan 2023 | Blk 657 · 5 ROOM | S$3,000 | — |
| Jul 2022 | Blk 657 · 5 ROOM | S$1,500 | — |
| Jun 2022 | Blk 657 · 5 ROOM | S$3,000 | — |
| Jan 2022 | Blk 657 · 5 ROOM | S$2,800 | — |
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$659,625 | S$728,280 | S$788,741 | S$802,535 |
| 10 years | 49 years | S$626,399 | S$763,577 | S$895,622 | S$927,223 |
| 20 years | 39 years | S$550,671 | S$818,269 | S$1,125,747 | S$1,206,589 |
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.