Blk 961 Hougang Ave 9
Project page · 99-year lease from 1999
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 961 | 07 TO 09 | 137 sqm | S$870,000 | S$6,350 psm | ×1.000 | S$6,350 psm |
| Apr 2026 | Blk 967 | 07 TO 09 | 137 sqm | S$840,000 | S$6,131 psm | ×1.000 | S$6,131 psm |
| Apr 2026 | Blk 961 | 01 TO 03 | 137 sqm | S$853,000 | S$6,226 psm | ×1.000 | S$6,226 psm |
| Mar 2026 | Blk 967 | 10 TO 12 | 137 sqm | S$888,000 | S$6,482 psm | ×0.997 | S$6,463 psm |
| Jan 2026 | Blk 967 | 01 TO 03 | 137 sqm | S$840,000 | S$6,131 psm | ×0.997 | S$6,113 psm |
| Jan 2026 | Blk 960 | 07 TO 09 | 137 sqm | S$880,000 | S$6,423 psm | ×0.997 | S$6,404 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.
4.74% gross yield
S$40,800 of rent a year against the estimate above · 0.2 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 | 960 | EXECUTIVE | S$3,000 |
| Jul 2026 | 967 | EXECUTIVE | S$3,400 |
| Jun 2026 | 967 | EXECUTIVE | S$3,000 |
| May 2026 | 961 | EXECUTIVE | S$3,600 |
| Mar 2026 | 967 | EXECUTIVE | S$3,300 |
| Feb 2026 | 967 | EXECUTIVE | S$3,500 |
| Feb 2026 | 960 | EXECUTIVE | S$3,400 |
| Jan 2026 | 967 | EXECUTIVE | S$3,600 |
median of 12 HDB rental approvals for EXECUTIVE on Hougang Ave 9 since 2025-10.
Buying or selling at S$861,500?
Buying: Stamp duty on S$861,500 · Cash and CPF needed on S$861,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$861,500.
Each opens with this figure filled in; change anything there.
Primary schools near 961 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 · 209 m · no 2025 Phase 2C ballot
- Rosyth School · 613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 652 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 734 m · no 2025 Phase 2C ballot
1 to 2 km
- Montfort Junior School (boys) · 1,124 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,367 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,485 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,649 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,671 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,735 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 961 · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 137 sqm | S$870,000 | S$6,350 psm |
| Apr 2026 | Blk 961 · EXECUTIVE · 01 TO 03 · Apartment · 72 years left | 137 sqm | S$853,000 | S$6,226 psm |
| Mar 2025 | Blk 961 · EXECUTIVE · 04 TO 06 · Apartment · 74 years left | 137 sqm | S$878,000 | S$6,409 psm |
| Aug 2023 | Blk 961 · EXECUTIVE · 04 TO 06 · Apartment · 75 years left | 137 sqm | S$700,000 | S$5,109 psm |
| Feb 2023 | Blk 961 · EXECUTIVE · 04 TO 06 · Apartment · 76 years left | 137 sqm | S$715,000 | S$5,219 psm |
| Jan 2023 | Blk 961 · EXECUTIVE · 10 TO 12 · Apartment · 76 years left | 137 sqm | S$778,000 | S$5,679 psm |
| Jan 2023 | Blk 961 · EXECUTIVE · 10 TO 12 · Apartment · 76 years left | 137 sqm | S$730,000 | S$5,328 psm |
| Nov 2022 | Blk 961 · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 137 sqm | S$755,000 | S$5,511 psm |
| Oct 2021 | Blk 961 · EXECUTIVE · 13 TO 15 · Apartment · 77 years left | 137 sqm | S$668,000 | S$4,876 psm |
| Oct 2021 | Blk 961 · EXECUTIVE · 01 TO 03 · Apartment · 77 years left | 137 sqm | S$590,000 | S$4,307 psm |
Showing 10 of 61.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 961 · EXECUTIVE | S$3,600 | — |
| Nov 2025 | Blk 961 · EXECUTIVE | S$3,000 | — |
| Jul 2025 | Blk 961 · EXECUTIVE | S$3,400 | — |
| Jun 2025 | Blk 961 · EXECUTIVE | S$3,550 | — |
| May 2025 | Blk 961 · EXECUTIVE | S$3,500 | — |
| Apr 2025 | Blk 961 · EXECUTIVE | S$3,400 | — |
| Jul 2024 | Blk 961 · EXECUTIVE | S$3,400 | — |
| May 2024 | Blk 961 · EXECUTIVE | S$3,700 | — |
| May 2024 | Blk 961 · EXECUTIVE | S$3,600 | — |
| Mar 2024 | Blk 961 · EXECUTIVE | S$3,800 | — |
| Sept 2023 | Blk 961 · EXECUTIVE | S$2,600 | — |
| Aug 2023 | Blk 961 · EXECUTIVE | S$3,700 | — |
| Feb 2023 | Blk 961 · EXECUTIVE | S$2,500 | — |
| Jun 2022 | Blk 961 · EXECUTIVE | S$3,300 | — |
| May 2022 | Blk 961 · EXECUTIVE | S$3,300 | — |
| Mar 2022 | Blk 961 · EXECUTIVE | S$3,700 | — |
| Mar 2022 | Blk 961 · EXECUTIVE | S$2,300 | — |
| Sept 2021 | Blk 961 · EXECUTIVE | S$2,300 | — |
| Aug 2021 | Blk 961 · EXECUTIVE | S$2,600 | — |
| Apr 2021 | Blk 961 · EXECUTIVE | S$2,500 | — |
| Mar 2021 | Blk 961 · EXECUTIVE | S$2,100 | — |
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$826,444 | S$912,461 | S$988,212 | S$1,005,495 |
| 10 years | 61 years | S$800,640 | S$975,976 | S$1,144,752 | S$1,185,143 |
| 20 years | 51 years | S$737,381 | S$1,095,709 | S$1,507,440 | S$1,615,693 |
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.