Blk 951 Hougang Ave 9
Project page · 99-year lease from 1999
Based on 14 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 955 | 04 TO 06 | 116 sqm | S$745,000 | S$6,422 psm | ×1.000 | S$6,422 psm |
| Oct 2026 | Blk 966 | 04 TO 06 | 115 sqm | S$685,000 | S$5,957 psm | ×1.000 | S$5,957 psm |
| Jul 2026 | Blk 964 | 16 TO 18 | 121 sqm | S$798,000 | S$6,595 psm | ×1.000 | S$6,595 psm |
| Jul 2026 | Blk 963 | 10 TO 12 | 121 sqm | S$750,888 | S$6,206 psm | ×1.000 | S$6,206 psm |
| Jul 2026 | Blk 924 | 13 TO 15 | 120 sqm | S$752,000 | S$6,267 psm | ×1.000 | S$6,267 psm |
| Jul 2026 | Blk 918 | 13 TO 15 | 120 sqm | S$795,000 | S$6,625 psm | ×1.000 | S$6,625 psm |
| Jun 2026 | Blk 954 | 07 TO 09 | 121 sqm | S$730,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| May 2026 | Blk 955 | 10 TO 12 | 116 sqm | S$670,000 | S$5,776 psm | ×1.000 | S$5,776 psm |
| May 2026 | Blk 918 | 04 TO 06 | 120 sqm | S$738,888 | S$6,157 psm | ×1.000 | S$6,157 psm |
| Apr 2026 | Blk 966 | 10 TO 12 | 115 sqm | S$680,000 | S$5,913 psm | ×1.000 | S$5,913 psm |
| Apr 2026 | Blk 964 | 07 TO 09 | 121 sqm | S$758,888 | S$6,272 psm | ×1.000 | S$6,272 psm |
| Apr 2026 | Blk 923 | 01 TO 03 | 120 sqm | S$740,000 | S$6,167 psm | ×1.000 | S$6,167 psm |
| Mar 2026 | Blk 966 | 04 TO 06 | 116 sqm | S$675,000 | S$5,819 psm | ×0.997 | S$5,802 psm |
| Dec 2025 | Blk 953 | 13 TO 15 | 121 sqm | S$772,888 | S$6,388 psm | ×0.996 | S$6,362 psm |
How accurate is this estimate for Hougang Ave 9?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Hougang Ave 9 since.
- Median error
- 2.4%
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.
5.45% gross yield
S$40,800 of rent a year against the estimate above · 0.63 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 35 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 | 955 | 5 ROOM | S$3,500 |
| Sept 2026 | 954 | 5 ROOM | S$3,300 |
| Aug 2026 | 962 | 5 ROOM | S$3,200 |
| Jul 2026 | 924 | 5 ROOM | S$3,400 |
| Jul 2026 | 923 | 5 ROOM | S$3,350 |
| Jul 2026 | 962 | 5 ROOM | S$3,300 |
| Jun 2026 | 962 | 5 ROOM | S$3,450 |
| May 2026 | 917 | 5 ROOM | S$3,800 |
median of 35 HDB rental approvals for 5 ROOM on Hougang Ave 9 since 2025-10.
Buying or selling at S$748,528?
Buying: Stamp duty on S$748,528 · Cash and CPF needed on S$748,528 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$748,528.
Each opens with this figure filled in; change anything there.
Primary schools near 951 Hougang Ave 9
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 · 305 m · no 2025 Phase 2C ballot
- Rosyth School · 414 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 542 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 808 m · no 2025 Phase 2C ballot
1 to 2 km
- Montfort Junior School (boys) · 1,128 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,563 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,643 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,803 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,859 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,889 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,891 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2024 | Blk 951 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 121 sqm | S$760,000 | S$6,281 psm |
| May 2023 | Blk 951 · 4 ROOM · 10 TO 12 · Model A · 75 years left | 101 sqm | S$514,000 | S$5,089 psm |
| Oct 2022 | Blk 951 · 4 ROOM · 07 TO 09 · Model A · 76 years left | 101 sqm | S$500,000 | S$4,951 psm |
| Jul 2022 | Blk 951 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 121 sqm | S$627,000 | S$5,182 psm |
Showing 4 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 951 · 5 ROOM | S$3,500 | — |
| Mar 2026 | Blk 951 · 5 ROOM | S$3,300 | — |
| Feb 2026 | Blk 951 · 4 ROOM | S$3,400 | — |
| Aug 2025 | Blk 951 · 5 ROOM | S$3,450 | — |
| May 2024 | Blk 951 · 5 ROOM | S$3,500 | — |
| Mar 2024 | Blk 951 · 5 ROOM | S$3,300 | — |
| Feb 2024 | Blk 951 · 4 ROOM | S$3,300 | — |
| Jul 2023 | Blk 951 · 5 ROOM | S$3,450 | — |
| May 2023 | Blk 951 · 5 ROOM | S$4,000 | — |
| Apr 2022 | Blk 951 · 4 ROOM | S$3,150 | — |
| Mar 2022 | Blk 951 · 5 ROOM | S$2,600 | — |
| Mar 2022 | Blk 951 · 5 ROOM | S$2,500 | — |
| Jan 2022 | Blk 951 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 951 · 5 ROOM | S$2,500 | — |
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 71 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 | 66 years | S$718,069 | S$792,806 | S$858,624 | S$873,640 |
| 10 years | 61 years | S$695,649 | S$847,992 | S$994,636 | S$1,029,730 |
| 20 years | 51 years | S$640,685 | S$952,024 | S$1,309,763 | S$1,403,820 |
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.