Blk 835 Hougang Ctrl
Project page · 99-year lease from 1992
Based on 5 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 837 | 04 TO 06 | 99 sqm | S$763,000 | S$7,707 psm | ×1.000 | S$7,707 psm |
| Apr 2026 | Blk 835 | 07 TO 09 | 104 sqm | S$778,000 | S$7,481 psm | ×1.000 | S$7,481 psm |
| Feb 2026 | Blk 836 | 04 TO 06 | 98 sqm | S$750,000 | S$7,653 psm | ×0.997 | S$7,630 psm |
| Jan 2026 | Blk 832 | 01 TO 03 | 107 sqm | S$725,000 | S$6,776 psm | ×0.997 | S$6,756 psm |
| Nov 2025 | Blk 832 | 10 TO 12 | 104 sqm | S$798,888 | S$7,682 psm | ×0.996 | S$7,651 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.
5.29% gross yield
S$42,000 of rent a year against the estimate above · 1.4 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 22 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 838 | 4 ROOM | S$3,900 |
| Sept 2026 | 838 | 4 ROOM | S$3,800 |
| Sept 2026 | 837 | 4 ROOM | S$3,500 |
| Sept 2026 | 830 | 4 ROOM | S$3,400 |
| Jul 2026 | 831 | 4 ROOM | S$3,400 |
| May 2026 | 835 | 4 ROOM | S$3,600 |
| May 2026 | 831 | 4 ROOM | S$1,800 |
| Apr 2026 | 838 | 4 ROOM | S$3,800 |
median of 22 HDB rental approvals for 4 ROOM on Hougang Ctrl since 2025-10.
Buying or selling at S$793,570?
Buying: Stamp duty on S$793,570 · Cash and CPF needed on S$793,570 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$793,570.
Each opens with this figure filled in; change anything there.
Primary schools near 835 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
- Montfort Junior School (boys) · 285 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 518 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 720 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 849 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Yio Chu Kang Primary School · 879 m · no 2025 Phase 2C ballot
- Punggol Primary School · 899 m · no 2025 Phase 2C ballot
1 to 2 km
- Hougang Primary School · 1,214 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,277 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,412 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,473 m · no 2025 Phase 2C ballot
- Rosyth School · 1,658 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 835 · 5 ROOM · 10 TO 12 · Improved · 65 years left excluded: outlier | 122 sqm | S$808,000 | S$6,623 psm |
| Apr 2026 | Blk 835 · 4 ROOM · 07 TO 09 · Model A · 66 years left | 104 sqm | S$778,000 | S$7,481 psm |
| Sept 2025 | Blk 835 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 122 sqm | S$805,000 | S$6,598 psm |
| Apr 2025 | Blk 835 · 4 ROOM · 10 TO 12 · Model A · 67 years left | 110 sqm | S$750,000 | S$6,818 psm |
| Nov 2024 | Blk 835 · 4 ROOM · 19 TO 21 · Model A · 67 years left | 104 sqm | S$770,000 | S$7,404 psm |
| Aug 2024 | Blk 835 · 4 ROOM · 01 TO 03 · Model A · 67 years left | 106 sqm | S$700,000 | S$6,604 psm |
| May 2024 | Blk 835 · 5 ROOM · 04 TO 06 · Improved · 67 years left | 122 sqm | S$885,000 | S$7,254 psm |
| Jan 2024 | Blk 835 · 4 ROOM · 07 TO 09 · Model A · 68 years left | 110 sqm | S$620,000 | S$5,636 psm |
| Nov 2022 | Blk 835 · 4 ROOM · 13 TO 15 · Model A · 69 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Feb 2022 | Blk 835 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 104 sqm | S$535,000 | S$5,144 psm |
Showing 10 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 835 · 4 ROOM | S$3,600 | — |
| Apr 2026 | Blk 835 · 5 ROOM | S$3,700 | — |
| Dec 2025 | Blk 835 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 835 · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 835 · 4 ROOM | S$3,700 | — |
| Apr 2025 | Blk 835 · 4 ROOM | S$2,900 | — |
| Mar 2025 | Blk 835 · 4 ROOM | S$2,500 | — |
| May 2024 | Blk 835 · 4 ROOM | S$3,600 | — |
| Feb 2024 | Blk 835 · 5 ROOM | S$3,000 | — |
| Jan 2024 | Blk 835 · 4 ROOM | S$2,980 | — |
| Dec 2023 | Blk 835 · 4 ROOM | S$4,000 | — |
| Oct 2023 | Blk 835 · 4 ROOM | S$2,500 | — |
| Jul 2023 | Blk 835 · 4 ROOM | S$3,800 | — |
| Jun 2023 | Blk 835 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 835 · 4 ROOM | S$2,500 | — |
| May 2022 | Blk 835 · 5 ROOM | S$3,000 | — |
| May 2022 | Blk 835 · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 835 · 5 ROOM | S$2,100 | — |
| Dec 2021 | Blk 835 · 4 ROOM | S$2,150 | — |
| Oct 2021 | Blk 835 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 835 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 835 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 835 · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 835 · 4 ROOM | S$2,000 | — |
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 64 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 | 59 years | S$765,632 | S$845,320 | S$915,498 | S$931,509 |
| 10 years | 54 years | S$730,870 | S$890,926 | S$1,044,995 | S$1,081,866 |
| 20 years | 44 years | S$653,623 | S$971,250 | S$1,336,212 | S$1,432,169 |
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.