Blk 837 Hougang Ctrl
Project page · 99-year lease from 1997
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
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 837 | 04 TO 06 | 117 sqm | S$950,000 | S$8,120 psm | ×1.000 | S$8,120 psm |
| Jun 2026 | Blk 838 | 10 TO 12 | 117 sqm | S$955,000 | S$8,162 psm | ×1.000 | S$8,162 psm |
| May 2026 | Blk 836 | 07 TO 09 | 116 sqm | S$898,888 | S$7,749 psm | ×1.000 | S$7,749 psm |
| Apr 2026 | Blk 837 | 07 TO 09 | 117 sqm | S$888,000 | S$7,590 psm | ×1.000 | S$7,590 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.
4.69% gross yield
S$43,500 of rent a year against the estimate above · 0.99 points below flats like it
Homes like this rent for about S$3,625 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 |
|---|---|---|---|
| Aug 2026 | 837 | 5 ROOM | S$3,800 |
| Aug 2026 | 831 | 5 ROOM | S$650 |
| Jul 2026 | 838 | 5 ROOM | S$3,700 |
| Jul 2026 | 836 | 5 ROOM | S$3,000 |
| Jun 2026 | 836 | 5 ROOM | S$3,000 |
| Apr 2026 | 835 | 5 ROOM | S$3,700 |
| Apr 2026 | 837 | 5 ROOM | S$3,500 |
| Mar 2026 | 837 | 5 ROOM | S$3,900 |
median of 16 HDB rental approvals for 5 ROOM on Hougang Ctrl since 2025-10.
Buying or selling at S$928,318?
Buying: Stamp duty on S$928,318 · Cash and CPF needed on S$928,318 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$928,318.
Each opens with this figure filled in; change anything there.
Primary schools near 837 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
- Holy Innocents' Primary School · 316 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 451 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 758 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Xinmin Primary School · 911 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Primary School · 918 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yio Chu Kang Primary School · 1,068 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Xinghua Primary School · 1,154 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,420 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,520 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,528 m · no 2025 Phase 2C ballot
- Rosyth School · 1,846 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 837 · 5 ROOM · 04 TO 06 · Improved · 70 years left | 117 sqm | S$950,000 | S$8,120 psm |
| Jul 2026 | Blk 837 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 99 sqm | S$763,000 | S$7,707 psm |
| Apr 2026 | Blk 837 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 117 sqm | S$888,000 | S$7,590 psm |
| Jul 2025 | Blk 837 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 117 sqm | S$842,000 | S$7,197 psm |
| Jun 2025 | Blk 837 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 118 sqm | S$840,000 | S$7,119 psm |
| Feb 2025 | Blk 837 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 117 sqm | S$880,000 | S$7,521 psm |
| Jun 2024 | Blk 837 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 116 sqm | S$838,000 | S$7,224 psm |
| Feb 2024 | Blk 837 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 100 sqm | S$660,800 | S$6,608 psm |
| May 2023 | Blk 837 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 118 sqm | S$790,000 | S$6,695 psm |
| Jan 2023 | Blk 837 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 100 sqm | S$640,000 | S$6,400 psm |
| Jan 2022 | Blk 837 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 99 sqm | S$608,000 | S$6,141 psm |
Showing 11 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 837 · 4 ROOM | S$3,500 | — |
| Aug 2026 | Blk 837 · 5 ROOM | S$3,800 | — |
| Apr 2026 | Blk 837 · 5 ROOM | S$3,500 | — |
| Mar 2026 | Blk 837 · 5 ROOM | S$3,900 | — |
| Mar 2026 | Blk 837 · 5 ROOM | S$3,000 | — |
| Feb 2026 | Blk 837 · 5 ROOM | S$3,800 | — |
| Dec 2025 | Blk 837 · 5 ROOM | S$3,800 | — |
| Nov 2025 | Blk 837 · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 837 · 5 ROOM | S$3,800 | — |
| Sept 2025 | Blk 837 · 5 ROOM | S$3,600 | — |
| Jul 2025 | Blk 837 · 5 ROOM | S$3,600 | — |
| May 2025 | Blk 837 · 5 ROOM | S$3,800 | — |
| Dec 2024 | Blk 837 · 5 ROOM | S$3,800 | — |
| Nov 2024 | Blk 837 · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 837 · 5 ROOM | S$3,800 | — |
| May 2024 | Blk 837 · 5 ROOM | S$3,200 | — |
| Apr 2024 | Blk 837 · 5 ROOM | S$3,700 | — |
| Mar 2024 | Blk 837 · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 837 · 5 ROOM | S$2,800 | — |
| Dec 2023 | Blk 837 · 5 ROOM | S$3,800 | — |
| Sept 2023 | Blk 837 · 5 ROOM | S$3,800 | — |
| Aug 2023 | Blk 837 · 5 ROOM | S$2,650 | — |
| Jul 2023 | Blk 837 · 5 ROOM | S$3,900 | — |
| Jul 2023 | Blk 837 · 5 ROOM | S$3,500 | — |
| Jan 2023 | Blk 837 · 4 ROOM | S$4,100 | — |
| Oct 2022 | Blk 837 · 4 ROOM | S$3,400 | — |
| May 2022 | Blk 837 · 5 ROOM | S$3,000 | — |
| Apr 2022 | Blk 837 · 5 ROOM | S$2,200 | — |
| Mar 2022 | Blk 837 · 5 ROOM | S$3,200 | — |
| Jul 2021 | Blk 837 · 5 ROOM | S$2,200 | — |
| Jun 2021 | Blk 837 · 5 ROOM | S$2,800 | — |
| Apr 2021 | Blk 837 · 5 ROOM | S$2,400 | — |
| Mar 2021 | Blk 837 · 5 ROOM | S$2,300 | — |
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$899,334 | S$992,937 | S$1,075,370 | S$1,094,177 |
| 10 years | 59 years | S$867,673 | S$1,057,688 | S$1,240,595 | S$1,284,367 |
| 20 years | 49 years | S$786,555 | S$1,168,780 | S$1,607,968 | S$1,723,440 |
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.