Blk 909 Hougang St 91
Project page · 99-year lease from 1997
Based on 5 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 909 | 10 TO 12 | 100 sqm | S$580,000 | S$5,800 psm | ×1.000 | S$5,800 psm |
| Jun 2026 | Blk 909 | 07 TO 09 | 102 sqm | S$630,000 | S$6,176 psm | ×1.000 | S$6,176 psm |
| Apr 2026 | Blk 909 | 10 TO 12 | 102 sqm | S$610,000 | S$5,980 psm | ×1.000 | S$5,980 psm |
| Jan 2026 | Blk 909 | 13 TO 15 | 102 sqm | S$648,888 | S$6,362 psm | ×0.997 | S$6,343 psm |
| Nov 2025 | Blk 909 | 04 TO 06 | 100 sqm | S$570,000 | S$5,700 psm | ×0.996 | S$5,678 psm |
How accurate is this estimate for Hougang St 91?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Hougang St 91 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.
6.30% gross yield
S$38,400 of rent a year against the estimate above · 0.39 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 39 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 |
|---|---|---|---|
| Aug 2026 | 929 | 4 ROOM | S$3,250 |
| Aug 2026 | 909 | 4 ROOM | S$3,100 |
| Aug 2026 | 911 | 4 ROOM | S$3,000 |
| Jul 2026 | 914 | 4 ROOM | S$3,500 |
| Jul 2026 | 976 | 4 ROOM | S$3,400 |
| Jul 2026 | 926 | 4 ROOM | S$3,400 |
| Jul 2026 | 976 | 4 ROOM | S$3,300 |
| Jul 2026 | 920 | 4 ROOM | S$3,250 |
median of 39 HDB rental approvals for 4 ROOM on Hougang St 91 since 2025-10.
Buying or selling at S$610,000?
Buying: Stamp duty on S$610,000 · Cash and CPF needed on S$610,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$610,000.
Each opens with this figure filled in; change anything there.
Primary schools near 909 Hougang St 91
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
- Hougang Primary School · 161 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 266 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 588 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 738 m · no 2025 Phase 2C ballot
1 to 2 km
- Rosyth School · 1,011 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,044 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 1,269 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,378 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,444 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,530 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,673 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Chiau Primary School · 1,693 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,713 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sengkang Green Primary School · 1,737 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,906 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 909 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 100 sqm | S$580,000 | S$5,800 psm |
| Jun 2026 | Blk 909 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 102 sqm | S$630,000 | S$6,176 psm |
| Apr 2026 | Blk 909 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 102 sqm | S$610,000 | S$5,980 psm |
| Jan 2026 | Blk 909 · 4 ROOM · 13 TO 15 · Model A · 71 years left | 102 sqm | S$648,888 | S$6,362 psm |
| Nov 2025 | Blk 909 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 100 sqm | S$570,000 | S$5,700 psm |
| May 2024 | Blk 909 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 100 sqm | S$528,888 | S$5,289 psm |
| May 2024 | Blk 909 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 100 sqm | S$520,000 | S$5,200 psm |
| Oct 2023 | Blk 909 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 103 sqm | S$535,000 | S$5,194 psm |
| Oct 2023 | Blk 909 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 102 sqm | S$505,000 | S$4,951 psm |
| Dec 2022 | Blk 909 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 122 sqm | S$590,000 | S$4,836 psm |
| Jan 2022 | Blk 909 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 102 sqm | S$465,000 | S$4,559 psm |
| Oct 2021 | Blk 909 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 102 sqm | S$458,000 | S$4,490 psm |
| Oct 2021 | Blk 909 · 4 ROOM · 13 TO 15 · Model A · 75 years left | 103 sqm | S$455,000 | S$4,417 psm |
Showing 13 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 909 · 4 ROOM | S$3,100 | — |
| Jul 2026 | Blk 909 · 5 ROOM | S$3,500 | — |
| Mar 2026 | Blk 909 · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 909 · 5 ROOM | S$3,250 | — |
| Dec 2025 | Blk 909 · 4 ROOM | S$3,200 | — |
| Oct 2025 | Blk 909 · 4 ROOM | S$2,300 | — |
| Sept 2025 | Blk 909 · 4 ROOM | S$2,800 | — |
| Sept 2024 | Blk 909 · 4 ROOM | S$3,300 | — |
| Sept 2024 | Blk 909 · 4 ROOM | S$3,100 | — |
| Aug 2024 | Blk 909 · 4 ROOM | S$3,100 | — |
| Jan 2024 | Blk 909 · 4 ROOM | S$3,300 | — |
| Nov 2023 | Blk 909 · 4 ROOM | S$2,300 | — |
| Aug 2023 | Blk 909 · 4 ROOM | S$2,800 | — |
| Aug 2023 | Blk 909 · 4 ROOM | S$2,500 | — |
| Jul 2023 | Blk 909 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 909 · 5 ROOM | S$3,100 | — |
| Oct 2022 | Blk 909 · 4 ROOM | S$3,200 | — |
| Sept 2022 | Blk 909 · 4 ROOM | S$2,200 | — |
| Oct 2021 | Blk 909 · 4 ROOM | S$1,800 | — |
| Sept 2021 | Blk 909 · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 909 · 4 ROOM | S$2,050 | — |
| Jun 2021 | Blk 909 · 5 ROOM | S$2,100 | — |
| Apr 2021 | Blk 909 · 4 ROOM | S$2,600 | — |
| Mar 2021 | Blk 909 · 4 ROOM | S$2,200 | — |
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$590,954 | S$652,461 | S$706,628 | S$718,986 |
| 10 years | 59 years | S$570,150 | S$695,009 | S$815,198 | S$843,961 |
| 20 years | 49 years | S$516,847 | S$768,008 | S$1,056,599 | S$1,132,476 |
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.