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HDB · 530809

Blk 809 Hougang Ctrl

Project page · 99-year lease from 1988

Indicative value range
S$1,083,709 – S$1,296,383
Indicative mid S$1,207,971 · S$8,507 psm

Based on 4 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

This block has no sales of its own yet, so the flat types and sizes come from the street.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 85104 TO 06141 sqmS$1,120,000S$7,943 psm×1.000S$7,943 psm
Jul 2026Blk 85301 TO 03142 sqmS$1,288,000S$9,070 psm×1.000S$9,070 psm
Jun 2026Blk 85304 TO 06137 sqmS$1,275,000S$9,307 psm×1.000S$9,307 psm
Nov 2025Blk 83404 TO 06156 sqmS$1,048,888S$6,724 psm×0.996S$6,697 psm

How accurate is this estimate for Hougang Ctrl?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 16 sales in Hougang Ctrl since.

Median error
6.7%

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.

4.07% gross yield

S$49,200 of rent a year against the estimate above · 0.63 points below flats like it

Homes like this rent for about S$4,100 a month, the middle of 10 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, 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

ApprovedBlockFlatRent a month
Jun 2026833EXECUTIVES$4,500
Jun 2026852EXECUTIVES$3,400
Mar 2026850EXECUTIVES$4,200
Mar 2026851EXECUTIVES$3,500
Feb 2026852EXECUTIVES$4,650
Feb 2026852EXECUTIVES$3,000
Dec 2025834EXECUTIVES$4,400
Dec 2025850EXECUTIVES$4,100

median of 10 HDB rental approvals for EXECUTIVE on Hougang Ctrl since 2025-10.

Buying or selling at S$1,207,971?

Buying: Stamp duty on S$1,207,971 · Cash and CPF needed on S$1,207,971 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,207,971.

Each opens with this figure filled in; change anything there.

Primary schools near 809 Hougang Ctrl

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area

No sales in the last five years.

See more

Showing 0 of 2.

Sale prices as filed in caveats.

Where the lease takes this

About 60 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$1,165,445S$1,286,745S$1,393,570S$1,417,942
10 years50 yearsS$1,112,529S$1,356,167S$1,590,690S$1,646,815
20 years40 yearsS$994,944S$1,478,435S$2,033,981S$2,180,046

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.