Blk 954 Hougang Ave 9
Project page · 99-year lease from 1999
Based on 4 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 954 | 13 TO 15 | 101 sqm | S$613,000 | S$6,069 psm | ×1.000 | S$6,069 psm |
| Mar 2026 | Blk 954 | 04 TO 06 | 101 sqm | S$580,000 | S$5,743 psm | ×0.997 | S$5,726 psm |
| Jan 2026 | Blk 954 | 10 TO 12 | 101 sqm | S$622,000 | S$6,158 psm | ×0.997 | S$6,140 psm |
| Nov 2025 | Blk 954 | 07 TO 09 | 101 sqm | S$610,000 | S$6,040 psm | ×0.996 | S$6,016 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.
6.29% gross yield
S$38,400 of rent a year against the estimate above · 0.09 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 27 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 |
|---|---|---|---|
| Sept 2026 | 952 | 4 ROOM | S$3,200 |
| Sept 2026 | 918 | 4 ROOM | S$3,200 |
| Sept 2026 | 954 | 4 ROOM | S$3,150 |
| Aug 2026 | 963 | 4 ROOM | S$3,200 |
| Aug 2026 | 932A | 4 ROOM | S$3,000 |
| Aug 2026 | 923 | 4 ROOM | S$2,500 |
| Jul 2026 | 932B | 4 ROOM | S$3,700 |
| Jun 2026 | 953 | 4 ROOM | S$3,400 |
median of 27 HDB rental approvals for 4 ROOM on Hougang Ave 9 since 2025-10.
Buying or selling at S$610,302?
Buying: Stamp duty on S$610,302 · Cash and CPF needed on S$610,302 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$610,302.
Each opens with this figure filled in; change anything there.
Primary schools near 954 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 · 277 m · no 2025 Phase 2C ballot
- Rosyth School · 489 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 616 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 800 m · no 2025 Phase 2C ballot
1 to 2 km
- Montfort Junior School (boys) · 1,155 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,451 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,591 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,745 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,796 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,801 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,988 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Holy Innocents' Primary School · 1,990 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 954 · 4 ROOM · 13 TO 15 · Model A · 72 years left | 101 sqm | S$613,000 | S$6,069 psm |
| Jun 2026 | Blk 954 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 121 sqm | S$730,000 | S$6,033 psm |
| Mar 2026 | Blk 954 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 101 sqm | S$580,000 | S$5,743 psm |
| Jan 2026 | Blk 954 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 101 sqm | S$622,000 | S$6,158 psm |
| Nov 2025 | Blk 954 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 101 sqm | S$610,000 | S$6,040 psm |
| Oct 2025 | Blk 954 · 5 ROOM · 16 TO 18 · Improved · 73 years left | 121 sqm | S$821,888 | S$6,792 psm |
| Sept 2024 | Blk 954 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 101 sqm | S$540,888 | S$5,355 psm |
| Jun 2024 | Blk 954 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 101 sqm | S$541,888 | S$5,365 psm |
| May 2024 | Blk 954 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 121 sqm | S$705,000 | S$5,826 psm |
| Apr 2024 | Blk 954 · 4 ROOM · 13 TO 15 · Model A · 74 years left | 101 sqm | S$545,000 | S$5,396 psm |
| Apr 2023 | Blk 954 · 4 ROOM · 10 TO 12 · Model A · 75 years left | 101 sqm | S$520,888 | S$5,157 psm |
| Mar 2022 | Blk 954 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 121 sqm | S$515,000 | S$4,256 psm |
| Dec 2021 | Blk 954 · 4 ROOM · 13 TO 15 · Model A · 76 years left | 101 sqm | S$468,000 | S$4,634 psm |
Showing 13 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 954 · 5 ROOM | S$3,300 | — |
| Sept 2026 | Blk 954 · 4 ROOM | S$3,150 | — |
| Aug 2025 | Blk 954 · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 954 · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 954 · 5 ROOM | S$3,400 | — |
| Dec 2024 | Blk 954 · 5 ROOM | S$3,500 | — |
| Nov 2024 | Blk 954 · 5 ROOM | S$2,800 | — |
| Aug 2024 | Blk 954 · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 954 · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 954 · 5 ROOM | S$3,300 | — |
| May 2024 | Blk 954 · 5 ROOM | S$3,300 | — |
| Sept 2023 | Blk 954 · 5 ROOM | S$3,400 | — |
| Jul 2023 | Blk 954 · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 954 · 5 ROOM | S$3,300 | — |
| Feb 2023 | Blk 954 · 4 ROOM | S$3,400 | — |
| Dec 2022 | Blk 954 · 5 ROOM | S$2,600 | — |
| Nov 2022 | Blk 954 · 4 ROOM | S$2,200 | — |
| Jun 2022 | Blk 954 · 5 ROOM | S$1,560 | — |
| Mar 2022 | Blk 954 · 5 ROOM | S$2,900 | — |
| Mar 2022 | Blk 954 · 5 ROOM | S$2,300 | — |
| Nov 2021 | Blk 954 · 5 ROOM | S$2,200 | — |
| Jun 2021 | Blk 954 · 5 ROOM | S$1,700 | — |
| Mar 2021 | Blk 954 · 4 ROOM | S$1,900 | — |
| Mar 2021 | Blk 954 · 5 ROOM | S$1,800 | — |
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$585,467 | S$646,403 | S$700,067 | S$712,310 |
| 10 years | 61 years | S$567,187 | S$691,398 | S$810,962 | S$839,576 |
| 20 years | 51 years | S$522,374 | S$776,220 | S$1,067,897 | S$1,144,585 |
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.