Blk 680 Hougang Ave 8
Project page · 99-year lease from 1987
Based on 39 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 444 | 01 TO 03 | 105 sqm | S$570,000 | S$5,429 psm | ×1.000 | S$5,429 psm |
| Sept 2026 | Blk 445 | 04 TO 06 | 113 sqm | S$670,000 | S$5,929 psm | ×1.000 | S$5,929 psm |
| Sept 2026 | Blk 542 | 07 TO 09 | 109 sqm | S$656,000 | S$6,018 psm | ×1.000 | S$6,018 psm |
| Sept 2026 | Blk 445 | 04 TO 06 | 105 sqm | S$605,000 | S$5,762 psm | ×1.000 | S$5,762 psm |
| Aug 2026 | Blk 440 | 04 TO 06 | 103 sqm | S$618,888 | S$6,009 psm | ×1.000 | S$6,009 psm |
| Aug 2026 | Blk 438 | 01 TO 03 | 105 sqm | S$600,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Aug 2026 | Blk 616 | 01 TO 03 | 90 sqm | S$550,000 | S$6,111 psm | ×1.000 | S$6,111 psm |
| Aug 2026 | Blk 660 | 10 TO 12 | 104 sqm | S$620,000 | S$5,962 psm | ×1.000 | S$5,962 psm |
| Aug 2026 | Blk 614 | 07 TO 09 | 104 sqm | S$560,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
| Aug 2026 | Blk 671 | 04 TO 06 | 104 sqm | S$590,000 | S$5,673 psm | ×1.000 | S$5,673 psm |
| Aug 2026 | Blk 543 | 01 TO 03 | 106 sqm | S$595,000 | S$5,613 psm | ×1.000 | S$5,613 psm |
| Jul 2026 | Blk 443 | 04 TO 06 | 103 sqm | S$638,000 | S$6,194 psm | ×1.000 | S$6,194 psm |
| Jul 2026 | Blk 613 | 04 TO 06 | 104 sqm | S$535,000 | S$5,144 psm | ×1.000 | S$5,144 psm |
| Jul 2026 | Blk 658 | 04 TO 06 | 103 sqm | S$528,000 | S$5,126 psm | ×1.000 | S$5,126 psm |
| Jul 2026 | Blk 444 | 04 TO 06 | 103 sqm | S$610,000 | S$5,922 psm | ×1.000 | S$5,922 psm |
| Jun 2026 | Blk 435 | 13 TO 15 | 105 sqm | S$605,888 | S$5,770 psm | ×1.000 | S$5,770 psm |
| Jun 2026 | Blk 440 | 01 TO 03 | 105 sqm | S$550,000 | S$5,238 psm | ×1.000 | S$5,238 psm |
| Jun 2026 | Blk 617 | 07 TO 09 | 104 sqm | S$550,000 | S$5,288 psm | ×1.000 | S$5,288 psm |
| May 2026 | Blk 629 | 07 TO 09 | 104 sqm | S$616,000 | S$5,923 psm | ×1.000 | S$5,923 psm |
| May 2026 | Blk 540 | 10 TO 12 | 104 sqm | S$655,000 | S$6,298 psm | ×1.000 | S$6,298 psm |
| May 2026 | Blk 617 | 01 TO 03 | 104 sqm | S$590,000 | S$5,673 psm | ×1.000 | S$5,673 psm |
| May 2026 | Blk 658 | 01 TO 03 | 103 sqm | S$570,000 | S$5,534 psm | ×1.000 | S$5,534 psm |
| Apr 2026 | Blk 648 | 10 TO 12 | 105 sqm | S$698,000 | S$6,648 psm | ×1.000 | S$6,648 psm |
| Apr 2026 | Blk 540 | 07 TO 09 | 104 sqm | S$605,000 | S$5,817 psm | ×1.000 | S$5,817 psm |
| Apr 2026 | Blk 540 | 01 TO 03 | 104 sqm | S$600,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Mar 2026 | Blk 677 | 10 TO 12 | 89 sqm | S$565,000 | S$6,348 psm | ×0.997 | S$6,330 psm |
| Mar 2026 | Blk 611 | 07 TO 09 | 104 sqm | S$612,000 | S$5,885 psm | ×0.997 | S$5,867 psm |
| Feb 2026 | Blk 680 | 01 TO 03 | 104 sqm | S$572,888 | S$5,509 psm | ×0.997 | S$5,492 psm |
| Feb 2026 | Blk 418 | 04 TO 06 | 105 sqm | S$635,000 | S$6,048 psm | ×0.997 | S$6,030 psm |
| Feb 2026 | Blk 439 | 07 TO 09 | 107 sqm | S$608,000 | S$5,682 psm | ×0.997 | S$5,665 psm |
| Feb 2026 | Blk 680 | 04 TO 06 | 104 sqm | S$550,000 | S$5,288 psm | ×0.997 | S$5,273 psm |
| Feb 2026 | Blk 435 | 04 TO 06 | 105 sqm | S$602,000 | S$5,733 psm | ×0.997 | S$5,716 psm |
| Jan 2026 | Blk 467 | 01 TO 03 | 109 sqm | S$660,000 | S$6,055 psm | ×0.997 | S$6,037 psm |
| Jan 2026 | Blk 616 | 10 TO 12 | 103 sqm | S$615,000 | S$5,971 psm | ×0.997 | S$5,953 psm |
| Jan 2026 | Blk 635 | 04 TO 06 | 104 sqm | S$650,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Jan 2026 | Blk 669 | 01 TO 03 | 104 sqm | S$596,000 | S$5,731 psm | ×0.997 | S$5,714 psm |
| Dec 2025 | Blk 636 | 07 TO 09 | 105 sqm | S$675,000 | S$6,429 psm | ×0.996 | S$6,403 psm |
| Nov 2025 | Blk 630 | 10 TO 12 | 103 sqm | S$640,000 | S$6,214 psm | ×0.996 | S$6,189 psm |
| Nov 2025 | Blk 617 | 01 TO 03 | 89 sqm | S$519,888 | S$5,841 psm | ×0.996 | S$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.
6.35% gross yield
S$38,400 of rent a year against the estimate above · 0.71 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 435 | 4 ROOM | S$3,400 |
| Sept 2026 | 636 | 4 ROOM | S$3,200 |
| Sept 2026 | 504 | 4 ROOM | S$3,200 |
| Sept 2026 | 540 | 4 ROOM | S$3,200 |
| Sept 2026 | 506 | 4 ROOM | S$3,200 |
| Sept 2026 | 613 | 4 ROOM | S$3,150 |
| Sept 2026 | 636 | 4 ROOM | S$3,100 |
| Sept 2026 | 506 | 4 ROOM | S$3,100 |
median of 110 HDB rental approvals for 4 ROOM on Hougang Ave 8 since 2025-10.
Buying or selling at S$605,000?
Buying: Stamp duty on S$605,000 · Cash and CPF needed on S$605,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$605,000.
Each opens with this figure filled in; change anything there.
Primary schools near 680 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 · 174 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 360 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 595 m · no 2025 Phase 2C ballot
- Hougang Primary School · 720 m · no 2025 Phase 2C ballot
1 to 2 km
- Holy Innocents' Primary School · 1,027 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rosyth School · 1,121 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,184 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,313 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Palm View Primary School · 1,400 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,580 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,610 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 680 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 104 sqm | S$550,000 | S$5,288 psm |
| Feb 2026 | Blk 680 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 104 sqm | S$572,888 | S$5,509 psm |
| Oct 2024 | Blk 680 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 104 sqm | S$575,000 | S$5,529 psm |
| Jun 2024 | Blk 680 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Dec 2023 | Blk 680 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Sept 2023 | Blk 680 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$500,000 | S$4,808 psm |
| Dec 2022 | Blk 680 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$470,000 | S$4,519 psm |
| Jul 2022 | Blk 680 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$440,000 | S$5,238 psm |
| Apr 2022 | Blk 680 · 4 ROOM · 01 TO 03 · Simplified · 64 years left | 84 sqm | S$400,000 | S$4,762 psm |
| Oct 2021 | Blk 680 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$390,000 | S$4,643 psm |
Showing 10 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 680 · 4 ROOM | S$3,050 | — |
| Apr 2026 | Blk 680 · 4 ROOM | S$2,850 | — |
| Jan 2026 | Blk 680 · 4 ROOM | S$3,200 | — |
| May 2024 | Blk 680 · 4 ROOM | S$3,050 | — |
| Apr 2024 | Blk 680 · 4 ROOM | S$2,850 | — |
| Jan 2024 | Blk 680 · 4 ROOM | S$3,000 | — |
| Nov 2022 | Blk 680 · 4 ROOM | S$2,300 | — |
| Sept 2022 | Blk 680 · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 680 · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 680 · 4 ROOM | S$2,200 | — |
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$577,531 | S$637,641 | S$690,577 | S$702,655 |
| 10 years | 49 years | S$548,439 | S$668,545 | S$784,156 | S$811,824 |
| 20 years | 39 years | S$482,137 | S$716,430 | S$985,640 | S$1,056,421 |
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.