Blk 836 Hougang Ctrl
Project page · 99-year lease from 1997
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.
5.56% gross yield
S$42,000 of rent a year against the estimate above · 1.13 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$755,418?
Buying: Stamp duty on S$755,418 · Cash and CPF needed on S$755,418 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$755,418.
Each opens with this figure filled in; change anything there.
Primary schools near 836 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) · 339 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 434 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 782 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Xinmin Primary School · 813 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 878 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 952 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Xinghua Primary School · 1,240 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,303 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,436 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,470 m · no 2025 Phase 2C ballot
- Rosyth School · 1,751 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 836 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 116 sqm | S$898,888 | S$7,749 psm |
| Feb 2026 | Blk 836 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 98 sqm | S$750,000 | S$7,653 psm |
| May 2025 | Blk 836 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 100 sqm | S$810,000 | S$8,100 psm |
| Apr 2025 | Blk 836 · 4 ROOM · 13 TO 15 · Model A · 71 years left | 96 sqm | S$795,000 | S$8,281 psm |
| Feb 2025 | Blk 836 · 4 ROOM · 13 TO 15 · Model A · 71 years left | 96 sqm | S$788,000 | S$8,208 psm |
| Dec 2024 | Blk 836 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 100 sqm | S$760,888 | S$7,609 psm |
| May 2024 | Blk 836 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 98 sqm | S$720,000 | S$7,347 psm |
| Jan 2024 | Blk 836 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 101 sqm | S$630,000 | S$6,238 psm |
| Nov 2023 | Blk 836 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 117 sqm | S$880,000 | S$7,521 psm |
| Jan 2023 | Blk 836 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 100 sqm | S$638,000 | S$6,380 psm |
Showing 10 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 836 · 5 ROOM | S$3,000 | — |
| Jun 2026 | Blk 836 · 5 ROOM | S$3,000 | — |
| Oct 2025 | Blk 836 · 5 ROOM | S$3,550 | — |
| Jul 2025 | Blk 836 · 5 ROOM | S$2,800 | — |
| Jun 2025 | Blk 836 · 5 ROOM | S$3,700 | — |
| May 2025 | Blk 836 · 5 ROOM | S$3,800 | — |
| Sept 2024 | Blk 836 · 5 ROOM | S$3,000 | — |
| Jul 2024 | Blk 836 · 5 ROOM | S$2,800 | — |
| Nov 2023 | Blk 836 · 5 ROOM | S$3,500 | — |
| Sept 2023 | Blk 836 · 5 ROOM | S$3,800 | — |
| Jul 2023 | Blk 836 · 5 ROOM | S$2,500 | — |
| May 2023 | Blk 836 · 5 ROOM | S$3,500 | — |
| Oct 2022 | Blk 836 · 5 ROOM | S$2,310 | — |
| Jul 2022 | Blk 836 · 4 ROOM | S$3,400 | — |
| Jun 2022 | Blk 836 · 5 ROOM | S$2,200 | — |
| May 2022 | Blk 836 · 4 ROOM | S$2,400 | — |
| Oct 2021 | Blk 836 · 5 ROOM | S$2,100 | — |
| Sept 2021 | Blk 836 · 5 ROOM | S$2,500 | — |
| Jul 2021 | Blk 836 · 4 ROOM | S$2,700 | — |
| Jun 2021 | Blk 836 · 5 ROOM | S$2,100 | — |
| Apr 2021 | Blk 836 · 5 ROOM | S$2,600 | — |
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 69 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 | 64 years | S$731,832 | S$808,002 | S$875,081 | S$890,385 |
| 10 years | 59 years | S$706,068 | S$860,692 | S$1,009,533 | S$1,045,153 |
| 20 years | 49 years | S$640,058 | S$951,093 | S$1,308,482 | S$1,402,447 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.