homequant
apartment · 539748

Hougang Green

Project page · 99-year lease from 1994

Indicative value range
S$1,019,514 – S$1,060,217
Indicative mid S$1,027,950 · S$910 psf

Based on 3 sales in this project, last 24 months. Search widened 2 of 4 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Feb 2026Hougang Green06-101,141 sqftS$1,038,888S$911 psf×0.999S$910 psf
Oct 2025Hougang Green11-151,141 sqftS$1,000,000S$876 psf×1.021S$895 psf
Mar 2025Hougang Green11-151,141 sqftS$1,050,000S$920 psf×1.050S$967 psf

How accurate is this estimate for Hougang Green?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Hougang Green since.

Median error
70.9%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 4 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

5.02% gross yield

S$51,600 of rent a year against the estimate above · 1.47 points above flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 8 of them.

In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 projects.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 20261100-1200 sqft3Non-landed PropertiesS$3,900
Q3 20261100-1200 sqft3Non-landed PropertiesS$3,800
Q3 2026700-800 sqft2Non-landed PropertiesS$3,500
Q3 2026700-800 sqft2Non-landed PropertiesS$3,500
Q2 20261100-1200 sqft3Non-landed PropertiesS$4,400
Q2 20261100-1200 sqft3Non-landed PropertiesS$4,200
Q2 20261100-1200 sqft3Non-landed PropertiesS$3,800
Q2 2026700-800 sqft2Non-landed PropertiesS$3,300

median of 8 URA rental contracts at Hougang Green within a quarter of 105 sqm, since 2025Q4.

Buying or selling at S$1,027,950?

Buying: Stamp duty on S$1,027,950 · Cash and CPF needed on S$1,027,950 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,027,950.

Each opens with this figure filled in; change anything there.

Primary schools near 5 Buangkok Green

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Hougang Green · 11-15 · Apartment · 66 years left
764 sqftS$825,000S$1,080 psf
Feb 2026
Hougang Green · 06-10 · Apartment · 67 years left
1,141 sqftS$1,038,888S$911 psf
Jan 2026
Hougang Green · 06-10 · Apartment · 67 years left
764 sqftS$851,000S$1,114 psf
Oct 2025
Hougang Green · 11-15 · Apartment · 67 years left
1,141 sqftS$1,000,000S$876 psf
May 2025
Hougang Green · 16-20 · Apartment · 68 years left
764 sqftS$860,000S$1,125 psf
Mar 2025
Hougang Green · 11-15 · Apartment · 68 years left
1,141 sqftS$1,050,000S$920 psf
Feb 2025
Hougang Green · 01-05 · Apartment · 68 years left
764 sqftS$830,000S$1,086 psf
Jul 2024
Hougang Green · 16-20 · Apartment · 69 years left
2,120 sqftS$1,980,000S$934 psf
Jan 2024
Hougang Green · 01-05 · Apartment · 69 years left
764 sqftS$790,000S$1,034 psf
Aug 2023
Hougang Green · 01-05 · Apartment · 69 years left
1,130 sqftS$918,000S$812 psf
Mar 2023
Hougang Green · 06-10 · Apartment · 70 years left
764 sqftS$748,000S$979 psf
Jan 2023
Hougang Green · 01-05 · Apartment · 70 years left
1,163 sqftS$900,000S$774 psf
Nov 2022
Hougang Green · 11-15 · Apartment · 70 years left
764 sqftS$750,000S$981 psf
Sept 2022
Hougang Green · 06-10 · Apartment · 70 years left
1,141 sqftS$860,000S$754 psf
Aug 2022
Hougang Green · 06-10 · Apartment · 70 years left
1,141 sqftS$878,000S$770 psf
Aug 2022
Hougang Green · 01-05 · Apartment · 70 years left
1,141 sqftS$830,000S$727 psf
Jul 2022
Hougang Green · 11-15 · Apartment · 71 years left
764 sqftS$730,000S$955 psf
Jul 2022
Hougang Green · 06-10 · Apartment · 71 years left
1,141 sqftS$840,000S$736 psf
Jul 2022
Hougang Green · 06-10 · Apartment · 71 years left
1,141 sqftS$830,000S$727 psf
Apr 2022
Hougang Green · 06-10 · Apartment · 71 years left
764 sqftS$690,000S$903 psf
Oct 2021
Hougang Green · 11-15 · Apartment · 71 years left
764 sqftS$670,000S$877 psf

Sale prices as filed in caveats.

Where the lease takes this

About 66 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years61 yearsS$983,444S$1,085,802S$1,196,510S$1,230,248
10 years56 yearsS$926,726S$1,129,673S$1,371,780S$1,450,232
20 years46 yearsS$823,177S$1,223,198S$1,803,683S$2,015,887

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% 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.