Blk 968 Hougang Ave 9
Project page · 99-year lease from 1999
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 954 | 13 TO 15 | 101 sqm | S$613,000 | S$6,069 psm | ×1.000 | S$6,069 psm |
| Jul 2026 | Blk 923 | 10 TO 12 | 100 sqm | S$630,000 | S$6,300 psm | ×1.000 | S$6,300 psm |
| Jul 2026 | Blk 964 | 04 TO 06 | 101 sqm | S$624,888 | S$6,187 psm | ×1.000 | S$6,187 psm |
| Jun 2026 | Blk 916 | 04 TO 06 | 100 sqm | S$605,000 | S$6,050 psm | ×1.000 | S$6,050 psm |
| May 2026 | Blk 953 | 04 TO 06 | 101 sqm | S$618,000 | S$6,119 psm | ×1.000 | S$6,119 psm |
| May 2026 | Blk 916 | 04 TO 06 | 101 sqm | S$620,000 | S$6,139 psm | ×1.000 | S$6,139 psm |
| Apr 2026 | Blk 964 | 01 TO 03 | 101 sqm | S$530,000 | S$5,248 psm | ×1.000 | S$5,248 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 952 | 04 TO 06 | 101 sqm | S$590,000 | S$5,842 psm | ×0.997 | S$5,824 psm |
| Jan 2026 | Blk 954 | 10 TO 12 | 101 sqm | S$622,000 | S$6,158 psm | ×0.997 | S$6,140 psm |
| Jan 2026 | Blk 953 | 04 TO 06 | 100 sqm | S$560,000 | S$5,600 psm | ×0.997 | S$5,583 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.
7.04% gross yield
S$38,400 of rent a year against the estimate above · 0.84 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$545,369?
Buying: Stamp duty on S$545,369 · Cash and CPF needed on S$545,369 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$545,369.
Each opens with this figure filled in; change anything there.
Primary schools near 968 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 · 243 m · no 2025 Phase 2C ballot
- Rosyth School · 692 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 746 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 749 m · no 2025 Phase 2C ballot
1 to 2 km
- Montfort Junior School (boys) · 1,176 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,262 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,454 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,542 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,589 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,751 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,900 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,946 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2024 | Blk 968 · 4 ROOM · 04 TO 06 · Model A2 · 75 years left | 90 sqm | S$485,000 | S$5,389 psm |
| Oct 2023 | Blk 968 · 4 ROOM · 04 TO 06 · Model A2 · 75 years left | 90 sqm | S$485,000 | S$5,389 psm |
| May 2023 | Blk 968 · 4 ROOM · 10 TO 12 · Model A2 · 75 years left | 90 sqm | S$480,000 | S$5,333 psm |
| Jul 2022 | Blk 968 · 4 ROOM · 13 TO 15 · Model A2 · 76 years left excluded: outlier | 90 sqm | S$477,500 | S$5,306 psm |
| Mar 2022 | Blk 968 · 4 ROOM · 13 TO 15 · Model A2 · 77 years left | 94 sqm | S$463,000 | S$4,926 psm |
| Mar 2022 | Blk 968 · 4 ROOM · 13 TO 15 · Model A2 · 77 years left excluded: outlier | 90 sqm | S$455,000 | S$5,056 psm |
| Nov 2021 | Blk 968 · 4 ROOM · 04 TO 06 · Model A2 · 77 years left | 90 sqm | S$381,888 | S$4,243 psm |
Showing 7 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 968 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 968 · 4 ROOM | S$3,100 | — |
| Mar 2026 | Blk 968 · 4 ROOM | S$3,200 | — |
| Feb 2026 | Blk 968 · 4 ROOM | S$3,200 | — |
| Oct 2025 | Blk 968 · 4 ROOM | S$2,800 | — |
| Aug 2025 | Blk 968 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 968 · 4 ROOM | S$2,500 | — |
| Apr 2025 | Blk 968 · 4 ROOM | S$3,200 | — |
| Apr 2025 | Blk 968 · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 968 · 4 ROOM | S$2,900 | — |
| Oct 2024 | Blk 968 · 4 ROOM | S$3,150 | — |
| Aug 2024 | Blk 968 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 968 · 4 ROOM | S$3,100 | — |
| May 2024 | Blk 968 · 4 ROOM | S$2,900 | — |
| May 2024 | Blk 968 · 4 ROOM | S$2,400 | — |
| Oct 2023 | Blk 968 · 4 ROOM | S$2,500 | — |
| Aug 2023 | Blk 968 · 4 ROOM | S$2,200 | — |
| Jul 2022 | Blk 968 · 4 ROOM | S$2,800 | — |
| Jul 2022 | Blk 968 · 4 ROOM | S$2,600 | — |
| Apr 2022 | Blk 968 · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 968 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 968 · 4 ROOM | S$2,350 | — |
| Feb 2021 | Blk 968 · 4 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$523,177 | S$577,630 | S$625,584 | S$636,525 |
| 10 years | 61 years | S$506,842 | S$617,838 | S$724,681 | S$750,250 |
| 20 years | 51 years | S$466,796 | S$693,635 | S$954,279 | S$1,022,808 |
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.