Blk 942 Hougang St 92
Project page · 99-year lease from 1998
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 939 | 10 TO 12 | 101 sqm | S$620,888 | S$6,147 psm | ×1.000 | S$6,147 psm |
| Apr 2026 | Blk 936 | 10 TO 12 | 101 sqm | S$605,000 | S$5,990 psm | ×1.000 | S$5,990 psm |
| Apr 2026 | Blk 936 | 04 TO 06 | 100 sqm | S$575,000 | S$5,750 psm | ×1.000 | S$5,750 psm |
| Feb 2026 | Blk 942 | 13 TO 15 | 100 sqm | S$628,000 | S$6,280 psm | ×0.997 | S$6,261 psm |
| Dec 2025 | Blk 946 | 04 TO 06 | 100 sqm | S$576,000 | S$5,760 psm | ×0.996 | S$5,737 psm |
| Dec 2025 | Blk 942 | 04 TO 06 | 100 sqm | S$560,000 | S$5,600 psm | ×0.996 | S$5,578 psm |
| Nov 2025 | Blk 936 | 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 92?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 21 sales in Hougang St 92 since.
- Median error
- 3.0%
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.
6.82% gross yield
S$39,600 of rent a year against the estimate above · 0.62 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 19 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 | 939 | 4 ROOM | S$3,000 |
| Jul 2026 | 937 | 4 ROOM | S$3,400 |
| Jul 2026 | 937 | 4 ROOM | S$3,300 |
| Jun 2026 | 937 | 4 ROOM | S$3,300 |
| Jun 2026 | 941 | 4 ROOM | S$3,000 |
| May 2026 | 939 | 4 ROOM | S$3,300 |
| May 2026 | 942 | 4 ROOM | S$3,200 |
| Apr 2026 | 937 | 4 ROOM | S$2,500 |
median of 19 HDB rental approvals for 4 ROOM on Hougang St 92 since 2025-10.
Buying or selling at S$580,750?
Buying: Stamp duty on S$580,750 · Cash and CPF needed on S$580,750 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$580,750.
Each opens with this figure filled in; change anything there.
Primary schools near 942 Hougang St 92
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
- Xinmin Primary School · 211 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 420 m · no 2025 Phase 2C ballot
- Rosyth School · 568 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 702 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 885 m · no 2025 Phase 2C ballot
1 to 2 km
- Holy Innocents' Primary School · 1,571 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,621 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,623 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,764 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,850 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Fernvale Primary School · 1,898 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,938 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Xinghua Primary School · 1,947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 942 · 4 ROOM · 13 TO 15 · Model A · 72 years left | 100 sqm | S$628,000 | S$6,280 psm |
| Dec 2025 | Blk 942 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 100 sqm | S$560,000 | S$5,600 psm |
| Aug 2025 | Blk 942 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 101 sqm | S$575,000 | S$5,693 psm |
| Aug 2025 | Blk 942 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 102 sqm | S$565,000 | S$5,539 psm |
| Apr 2025 | Blk 942 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 120 sqm | S$790,000 | S$6,583 psm |
| Apr 2025 | Blk 942 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 102 sqm | S$555,888 | S$5,450 psm |
| Aug 2024 | Blk 942 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 121 sqm | S$680,000 | S$5,620 psm |
| Jul 2024 | Blk 942 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 101 sqm | S$545,111 | S$5,397 psm |
| Aug 2023 | Blk 942 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 120 sqm | S$690,000 | S$5,750 psm |
| Feb 2023 | Blk 942 · 5 ROOM · 01 TO 03 · Improved · 75 years left excluded: outlier | 120 sqm | S$540,000 | S$4,500 psm |
| Mar 2022 | Blk 942 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 100 sqm | S$469,000 | S$4,690 psm |
| Jan 2022 | Blk 942 · 4 ROOM · 07 TO 09 · Model A · 76 years left | 101 sqm | S$455,000 | S$4,505 psm |
Showing 12 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 942 · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 942 · 5 ROOM | S$3,400 | — |
| Mar 2026 | Blk 942 · 4 ROOM | S$3,000 | — |
| Feb 2026 | Blk 942 · 4 ROOM | S$3,800 | — |
| Jan 2026 | Blk 942 · 4 ROOM | S$3,100 | — |
| Apr 2025 | Blk 942 · 4 ROOM | S$2,900 | — |
| Mar 2025 | Blk 942 · 4 ROOM | S$1,650 | — |
| Sept 2024 | Blk 942 · 5 ROOM | S$3,800 | — |
| Jun 2024 | Blk 942 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 942 · 5 ROOM | S$3,800 | — |
| Jan 2024 | Blk 942 · 4 ROOM | S$2,500 | — |
| Nov 2023 | Blk 942 · 4 ROOM | S$3,200 | — |
| Apr 2023 | Blk 942 · 4 ROOM | S$2,600 | — |
| Mar 2023 | Blk 942 · 4 ROOM | S$1,950 | — |
| Dec 2022 | Blk 942 · 4 ROOM | S$3,000 | — |
| Oct 2022 | Blk 942 · 5 ROOM | S$2,500 | — |
| May 2022 | Blk 942 · 4 ROOM | S$3,000 | — |
| Feb 2022 | Blk 942 · 5 ROOM | S$2,100 | — |
| Nov 2021 | Blk 942 · 4 ROOM | S$2,400 | — |
| Jun 2021 | Blk 942 · 4 ROOM | S$2,050 | — |
| Mar 2021 | Blk 942 · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 942 · 4 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 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$557,118 | S$615,103 | S$666,169 | S$677,819 |
| 10 years | 60 years | S$539,724 | S$657,920 | S$771,694 | S$798,923 |
| 20 years | 50 years | S$497,080 | S$738,634 | S$1,016,188 | S$1,089,163 |
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.