Blk 416 Hougang Ave 10
HOUGANG AVE 10 · HOUGANG · Singapore 530416 · D19
Median PSF · 12m
S$532
Median price · 12m
S$688K
Latest sale
S$660K
Oct 2026
1-year change
-0.4%
Sales · 12m
4
135 all time
Gross yield
6.22%
1 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +9.1%
- Annualised
- +3.5%
- Transactions
- 26
- 1 year
- -0.4%
- 3 years p.a.
- +3.2%
- 5 years p.a.
- +5.5%
- Median size
- 1,292 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 416 Hougang Ave 10 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$532 | S$641 | -17.0% |
| Median price | S$688K | S$660K | +4.2% |
| Gross rental yield | 6.22% | 5.83% | +0.4 pts |
| 1-year price change | -0.4% | +0.2% | -0.6 pts |
This development trades about 17% below the D19 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,700
Contracts · 12m
1
Implied annual rent
S$44K
Gross yield
6.22%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 1 | S$3,700 |
Investment analysis
Investment score 54 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
54/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%89
How its median price per square foot compares with its own district.
- Rental yieldweight 20%49
Gross yield against every other development in its segment.
- Locationweight 15%47
Distance to the nearest rail station, plus schools within 1 km. Nearest is Hougang MRT at 640 m.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%41
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%39
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Hougang MRT640 m
- Hougang Interchange MRT790 m
- Buangkok MRT890 m
- Ranggung LRT950 m
Schools within 2 km
- Chij Our Lady Of The Nativityprimary300 m
- Punggol Primary Schoolprimary310 m
- Holy Innocents' High Schoolsecondary (s1-s5)460 m
- Serangoon Secondary Schoolsecondary (s1-s5)660 m
- North Vista Secondary Schoolsecondary (s1-s5)690 m
- North Vista Primary Schoolprimary790 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Oct 2026 | 5 ROOM | S$660,000 | 1,292 sqft | S$511 | 01 TO 03 | 58 yr 1 mo |
| Oct 2026 | 5 ROOM | S$660,000 | 1,292 sqft | S$511 | 01 TO 03 | 58 yr 1 mo |
| Sep 2026 | 5 ROOM | S$715,000 | 1,292 sqft | S$554 | 07 TO 09 | 58 yr 2 mo |
| Sep 2026 | 5 ROOM | S$715,000 | 1,292 sqft | S$554 | 07 TO 09 | 58 yr 2 mo |
| Aug 2025 | 5 ROOM | S$640,000 | 1,292 sqft | S$495 | 01 TO 03 | 59 yr 3 mo |
| Aug 2025 | 5 ROOM | S$640,000 | 1,292 sqft | S$495 | 01 TO 03 | 59 yr 3 mo |
| Jul 2025 | 5 ROOM | S$690,000 | 1,292 sqft | S$534 | 07 TO 09 | 59 yr 3 mo |
| Jul 2025 | 5 ROOM | S$690,000 | 1,292 sqft | S$534 | 07 TO 09 | 59 yr 3 mo |
| Nov 2024 | 4 ROOM | S$610,000 | 1,044 sqft | S$584 | 07 TO 09 | 60 yrs |
| Nov 2024 | 4 ROOM | S$610,000 | 1,044 sqft | S$584 | 07 TO 09 | 60 yrs |
| Aug 2024 | 5 ROOM | S$720,000 | 1,292 sqft | S$557 | 04 TO 06 | 60 yr 3 mo |
| Aug 2024 | 5 ROOM | S$720,000 | 1,292 sqft | S$557 | 04 TO 06 | 60 yr 3 mo |
| Jul 2024 | 5 ROOM | S$650,000 | 1,292 sqft | S$503 | 01 TO 03 | 60 yr 4 mo |
| Jul 2024 | 5 ROOM | S$650,000 | 1,292 sqft | S$503 | 01 TO 03 | 60 yr 4 mo |
| Apr 2024 | 4 ROOM | S$560,000 | 1,055 sqft | S$531 | 07 TO 09 | 60 yr 7 mo |
| Apr 2024 | 4 ROOM | S$560,000 | 1,055 sqft | S$531 | 07 TO 09 | 60 yr 7 mo |
| Feb 2024 | 5 ROOM | S$688,888 | 1,292 sqft | S$533 | 07 TO 09 | 60 yr 9 mo |
| Feb 2024 | 5 ROOM | S$688,888 | 1,292 sqft | S$533 | 07 TO 09 | 60 yr 9 mo |
| Jan 2024 | 5 ROOM | S$670,000 | 1,292 sqft | S$519 | 07 TO 09 | 60 yr 9 mo |
| Jan 2024 | 5 ROOM | S$670,000 | 1,292 sqft | S$519 | 07 TO 09 | 60 yr 9 mo |
| Jun 2023 | 5 ROOM | S$625,000 | 1,292 sqft | S$484 | 01 TO 03 | 61 yr 5 mo |
| Jun 2023 | 5 ROOM | S$625,000 | 1,292 sqft | S$484 | 01 TO 03 | 61 yr 5 mo |
| Aug 2022 | 5 ROOM | S$648,000 | 1,292 sqft | S$502 | 10 TO 12 | 62 yr 4 mo |
| Aug 2022 | 5 ROOM | S$648,000 | 1,292 sqft | S$502 | 10 TO 12 | 62 yr 4 mo |
| Feb 2022 | 5 ROOM | S$615,000 | 1,313 sqft | S$468 | 04 TO 06 | 62 yr 9 mo |
| Feb 2022 | 5 ROOM | S$615,000 | 1,313 sqft | S$468 | 04 TO 06 | 62 yr 9 mo |
| Feb 2021 | 4 ROOM | S$430,000 | 1,055 sqft | S$408 | 04 TO 06 | 63 yr 9 mo |
| Jun 2020 | 5 ROOM | S$472,000 | 1,292 sqft | S$365 | 04 TO 06 | 64 yr 5 mo |
| Jun 2019 | 4 ROOM | S$365,000 | 1,044 sqft | S$350 | 07 TO 09 | 65 yr 4 mo |
| Nov 2018 | 5 ROOM | S$456,888 | 1,356 sqft | S$337 | 04 TO 06 | 65 yr 11 mo |
| Nov 2018 | 5 ROOM | S$430,000 | 1,292 sqft | S$333 | 04 TO 06 | 66 yrs |
| Oct 2018 | 5 ROOM | S$465,000 | 1,292 sqft | S$360 | 07 TO 09 | 66 yrs |
| Sep 2018 | 5 ROOM | S$430,000 | 1,356 sqft | S$317 | 04 TO 06 | 66 yr 1 mo |
| Aug 2018 | 5 ROOM | S$385,000 | 1,292 sqft | S$298 | 01 TO 03 | 66 yr 2 mo |
| Jul 2018 | 5 ROOM | S$438,000 | 1,356 sqft | S$323 | 07 TO 09 | 66 yr 4 mo |
| Apr 2018 | 5 ROOM | S$425,000 | 1,292 sqft | S$329 | 01 TO 03 | 66 yr 6 mo |
| Feb 2016 | 4 ROOM | S$410,000 | 1,055 sqft | S$389 | 07 TO 09 | 68 yrs |
| Jun 2014 | 5 ROOM | S$555,000 | 1,356 sqft | S$409 | 04 TO 06 | 69 yr 7 mo |
| Aug 2013 | 4 ROOM | S$466,000 | 1,055 sqft | S$442 | 07 TO 09 | 70 yr 5 mo |
| Apr 2012 | 5 ROOM | S$512,000 | 1,292 sqft | S$396 | 06 TO 10 | 71 yr 9 mo |
Showing the 40 most recent of 135 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 415 Hougang Ave 10
S$617
+4.5%6 sales7.1% yield
Blk 418 Hougang Ave 8
S$557
+5.5%4 sales6.5% yield
Blk 403 Hougang Ave 10
S$562
-6.8%6 sales5.8% yield
Blk 401 Hougang Ave 10
S$591
-1.8%8 sales7.7% yield
Blk 413 Hougang Ave 10
S$613
—2 sales6.7% yield
Blk 457 Hougang Ave 10
S$686
+14.0%2 sales5.1% yield
Blk 420 Hougang Ave 10
S$551
-11.8%2 sales5.9% yield
Blk 419 Hougang Ave 8
S$531
-3.7%4 sales6.3% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.