Blk 911 Hougang St 91
Project page · 99-year lease from 1998
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 911 | 10 TO 12 | 92 sqm | S$545,000 | S$5,924 psm | ×0.997 | S$5,906 psm |
| Dec 2025 | Blk 911 | 10 TO 12 | 92 sqm | S$550,000 | S$5,978 psm | ×0.996 | S$5,955 psm |
| Nov 2025 | Blk 911 | 07 TO 09 | 90 sqm | S$520,000 | S$5,778 psm | ×0.996 | S$5,755 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.
6.99% gross yield
S$38,400 of rent a year against the estimate above · 0.79 points above 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 70 to 79 years of lease left yield 6.20%, from 137 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$549,298?
Buying: Stamp duty on S$549,298 · Cash and CPF needed on S$549,298 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$549,298.
Each opens with this figure filled in; change anything there.
Primary schools near 911 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
- Yio Chu Kang Primary School · 167 m · no 2025 Phase 2C ballot
- Hougang Primary School · 275 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 661 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 687 m · no 2025 Phase 2C ballot
- Palm View Primary School · 922 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rosyth School · 1,134 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,158 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,289 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,321 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,561 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,583 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Chiau Primary School · 1,594 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,680 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sengkang Green Primary School · 1,746 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,818 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 911 · 4 ROOM · 10 TO 12 · Model A2 · 71 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Dec 2025 | Blk 911 · 4 ROOM · 10 TO 12 · Model A2 · 71 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Nov 2025 | Blk 911 · 4 ROOM · 07 TO 09 · Model A2 · 71 years left | 90 sqm | S$520,000 | S$5,778 psm |
| Jul 2025 | Blk 911 · 4 ROOM · 07 TO 09 · Model A2 · 72 years left | 90 sqm | S$540,000 | S$6,000 psm |
| Aug 2024 | Blk 911 · 4 ROOM · 01 TO 03 · Model A2 · 73 years left | 92 sqm | S$510,000 | S$5,543 psm |
| Jul 2024 | Blk 911 · 4 ROOM · 01 TO 03 · Model A2 · 73 years left | 94 sqm | S$510,000 | S$5,426 psm |
| May 2024 | Blk 911 · 4 ROOM · 13 TO 15 · Model A2 · 73 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Apr 2024 | Blk 911 · 4 ROOM · 04 TO 06 · Model A2 · 73 years left | 94 sqm | S$510,000 | S$5,426 psm |
| Mar 2024 | Blk 911 · 4 ROOM · 04 TO 06 · Model A2 · 73 years left | 93 sqm | S$495,000 | S$5,323 psm |
| Nov 2023 | Blk 911 · 4 ROOM · 13 TO 15 · Model A2 · 73 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Dec 2022 | Blk 911 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left | 93 sqm | S$482,000 | S$5,183 psm |
| Nov 2022 | Blk 911 · 4 ROOM · 07 TO 09 · Model A2 · 74 years left | 94 sqm | S$475,000 | S$5,053 psm |
| Sept 2022 | Blk 911 · 4 ROOM · 07 TO 09 · Model A2 · 75 years left | 92 sqm | S$475,000 | S$5,163 psm |
| Jul 2022 | Blk 911 · 4 ROOM · 10 TO 12 · Model A2 · 75 years left | 90 sqm | S$473,000 | S$5,256 psm |
| May 2022 | Blk 911 · 4 ROOM · 04 TO 06 · Model A2 · 75 years left | 94 sqm | S$455,000 | S$4,840 psm |
| Apr 2022 | Blk 911 · 4 ROOM · 10 TO 12 · Model A2 · 75 years left | 93 sqm | S$475,688 | S$5,115 psm |
Showing 16 of 88.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 911 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 911 · 4 ROOM | S$3,000 | — |
| Feb 2026 | Blk 911 · 4 ROOM | S$3,100 | — |
| Aug 2025 | Blk 911 · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 911 · 4 ROOM | S$3,100 | — |
| Sept 2024 | Blk 911 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 911 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 911 · 4 ROOM | S$3,100 | — |
| Feb 2024 | Blk 911 · 4 ROOM | S$3,300 | — |
| Nov 2023 | Blk 911 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 911 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 911 · 4 ROOM | S$3,100 | — |
| Jul 2022 | Blk 911 · 4 ROOM | S$3,000 | — |
| Mar 2022 | Blk 911 · 4 ROOM | S$2,200 | — |
| Feb 2022 | Blk 911 · 4 ROOM | S$1,900 | — |
| Oct 2021 | Blk 911 · 4 ROOM | S$2,150 | — |
| May 2021 | Blk 911 · 4 ROOM | S$1,800 | — |
| Mar 2021 | Blk 911 · 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 70 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 | 65 years | S$526,946 | S$581,791 | S$630,091 | S$641,110 |
| 10 years | 60 years | S$510,493 | S$622,289 | S$729,901 | S$755,655 |
| 20 years | 50 years | S$470,159 | S$698,632 | S$961,154 | S$1,030,176 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.