Blk 706 Hougang Ave 2
Project page · 99-year lease from 1985
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 701 | 04 TO 06 | 91 sqm | S$545,000 | S$5,989 psm | ×1.000 | S$5,989 psm |
| Jun 2026 | Blk 706 | 04 TO 06 | 91 sqm | S$530,888 | S$5,834 psm | ×1.000 | S$5,834 psm |
| Jun 2026 | Blk 711 | 04 TO 06 | 91 sqm | S$525,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| May 2026 | Blk 711 | 04 TO 06 | 93 sqm | S$545,000 | S$5,860 psm | ×1.000 | S$5,860 psm |
| May 2026 | Blk 701 | 04 TO 06 | 93 sqm | S$606,888 | S$6,526 psm | ×1.000 | S$6,526 psm |
| Apr 2026 | Blk 709 | 07 TO 09 | 91 sqm | S$588,888 | S$6,471 psm | ×1.000 | S$6,471 psm |
| Apr 2026 | Blk 704 | 04 TO 06 | 91 sqm | S$570,000 | S$6,264 psm | ×1.000 | S$6,264 psm |
| Mar 2026 | Blk 711 | 04 TO 06 | 93 sqm | S$565,888 | S$6,085 psm | ×0.997 | S$6,067 psm |
| Mar 2026 | Blk 706 | 01 TO 03 | 91 sqm | S$530,000 | S$5,824 psm | ×0.997 | S$5,807 psm |
| Feb 2026 | Blk 707 | 10 TO 12 | 97 sqm | S$570,000 | S$5,876 psm | ×0.997 | S$5,859 psm |
| Dec 2025 | Blk 708 | 07 TO 09 | 93 sqm | S$595,000 | S$6,398 psm | ×0.996 | S$6,373 psm |
How accurate is this estimate for Hougang Ave 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 26 sales in Hougang Ave 2 since.
- Median error
- 2.6%
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.
7.16% gross yield
S$39,000 of rent a year against the estimate above · 0.1 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 21 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 | 708 | 4 ROOM | S$3,800 |
| Sept 2026 | 709 | 4 ROOM | S$3,600 |
| Sept 2026 | 711 | 4 ROOM | S$3,300 |
| Aug 2026 | 709 | 4 ROOM | S$3,400 |
| Aug 2026 | 704 | 4 ROOM | S$2,700 |
| Jul 2026 | 709 | 4 ROOM | S$3,350 |
| Jul 2026 | 711 | 4 ROOM | S$3,000 |
| Jun 2026 | 709 | 4 ROOM | S$3,250 |
median of 21 HDB rental approvals for 4 ROOM on Hougang Ave 2 since 2025-10.
Buying or selling at S$545,000?
Buying: Stamp duty on S$545,000 · Cash and CPF needed on S$545,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$545,000.
Each opens with this figure filled in; change anything there.
Primary schools near 706 Hougang Ave 2
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
- Holy Innocents' Primary School · 482 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 770 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 786 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 829 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Our Lady of the Nativity (girls) · 1,240 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Yio Chu Kang Primary School · 1,285 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,392 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,475 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,613 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Rosyth School · 1,659 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Vista Primary School · 1,981 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Zhonghua Primary School · 1,985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 706 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 91 sqm | S$530,888 | S$5,834 psm |
| Mar 2026 | Blk 706 · 4 ROOM · 01 TO 03 · New Generation · 59 years left | 91 sqm | S$530,000 | S$5,824 psm |
| Oct 2025 | Blk 706 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 91 sqm | S$575,000 | S$6,319 psm |
| Aug 2025 | Blk 706 · 4 ROOM · 01 TO 03 · New Generation · 59 years left | 91 sqm | S$526,000 | S$5,780 psm |
| Apr 2025 | Blk 706 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 94 sqm | S$566,800 | S$6,030 psm |
| Jan 2025 | Blk 706 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 91 sqm | S$525,000 | S$5,769 psm |
| May 2024 | Blk 706 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 97 sqm | S$516,000 | S$5,320 psm |
| Mar 2023 | Blk 706 · 4 ROOM · 01 TO 03 · New Generation · 62 years left | 94 sqm | S$475,000 | S$5,053 psm |
| Mar 2022 | Blk 706 · 4 ROOM · 10 TO 12 · New Generation · 63 years left | 94 sqm | S$429,700 | S$4,571 psm |
Showing 9 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 706 · 4 ROOM | S$2,600 | — |
| Mar 2025 | Blk 706 · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 706 · 4 ROOM | S$3,100 | — |
| Jun 2024 | Blk 706 · 4 ROOM | S$2,600 | — |
| Mar 2024 | Blk 706 · 4 ROOM | S$3,000 | — |
| Feb 2024 | Blk 706 · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 706 · 4 ROOM | S$3,500 | — |
| Oct 2023 | Blk 706 · 4 ROOM | S$3,500 | — |
| Sept 2023 | Blk 706 · 4 ROOM | S$3,700 | — |
| Mar 2023 | Blk 706 · 4 ROOM | S$3,200 | — |
| Sept 2022 | Blk 706 · 4 ROOM | S$3,600 | — |
| Jun 2022 | Blk 706 · 4 ROOM | S$2,000 | — |
| May 2022 | Blk 706 · 4 ROOM | S$1,400 | — |
| Mar 2022 | Blk 706 · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 706 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 706 · 4 ROOM | S$2,600 | — |
| Jan 2021 | Blk 706 · 4 ROOM | S$2,100 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$520,255 | S$574,403 | S$622,090 | S$632,969 |
| 10 years | 47 years | S$494,048 | S$602,242 | S$706,388 | S$731,312 |
| 20 years | 37 years | S$434,321 | S$645,379 | S$887,890 | S$951,652 |
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.