Blk 446 Hougang Ave 8
HOUGANG AVE 8 · HOUGANG · Singapore 530446 · D19
Median PSF · 12m
S$630
Median price · 12m
S$990K
Latest sale
S$1.00M
Apr 2026
1-year change
-6.2%
Sales · 12m
2
108 all time
Gross yield
4.47%
3 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
- +35.1%
- Annualised
- +9.0%
- Transactions
- 15
- 1 year
- -6.2%
- 3 years p.a.
- +4.7%
- 5 years p.a.
- +6.0%
- Median size
- 1,593 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 446 Hougang Ave 8 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$630 | S$642 | -1.9% |
| Median price | S$990K | S$660K | +50.0% |
| Gross rental yield | 4.47% | 5.85% | -1.4 pts |
| 1-year price change | -6.2% | +0.5% | -6.7 pts |
This development trades broadly in line with the D19 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,800
Contracts · 12m
3
Implied annual rent
S$46K
Gross yield
4.47%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 3 | S$3,800 |
Investment analysis
Investment score 43 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
43/100
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.
- Locationweight 15%64
Distance to the nearest rail station, plus schools within 1 km. Nearest is Buangkok MRT at 490 m.
- Price momentumweight 18%60
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%47
How its median price per square foot compares with its own district.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%4
Gross yield against every other development in its segment.
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
- Buangkok MRT490 m
- Ranggung LRT680 m
- Hougang MRT840 m
- Hougang Interchange MRT940 m
Schools within 2 km
- Punggol Primary Schoolprimary120 m
- North Vista Primary Schoolprimary480 m
- North Vista Secondary Schoolsecondary (s1-s5)600 m
- Palm View Primary Schoolprimary640 m
- Chij Our Lady Of The Nativityprimary710 m
- Montfort Junior Schoolprimary780 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 |
|---|---|---|---|---|---|---|
| Apr 2026 | EXECUTIVE | S$1,000,000 | 1,572 sqft | S$636 | 04 TO 06 | 64 yr 4 mo |
| Nov 2025 | EXECUTIVE | S$980,000 | 1,572 sqft | S$624 | 04 TO 06 | 64 yr 9 mo |
| Sep 2025 | EXECUTIVE | S$1,100,000 | 1,593 sqft | S$690 | 10 TO 12 | 64 yr 10 mo |
| Nov 2024 | EXECUTIVE | S$1,040,000 | 1,593 sqft | S$653 | 10 TO 12 | 65 yr 9 mo |
| Apr 2024 | EXECUTIVE | S$950,000 | 1,572 sqft | S$605 | 10 TO 12 | 66 yr 4 mo |
| Feb 2024 | EXECUTIVE | S$900,000 | 1,572 sqft | S$573 | 04 TO 06 | 66 yr 5 mo |
| Dec 2023 | EXECUTIVE | S$915,000 | 1,572 sqft | S$582 | 07 TO 09 | 66 yr 8 mo |
| Sep 2023 | EXECUTIVE | S$890,000 | 1,593 sqft | S$559 | 10 TO 12 | 66 yr 11 mo |
| Jan 2023 | EXECUTIVE | S$858,000 | 1,593 sqft | S$539 | 04 TO 06 | 67 yr 7 mo |
| Jul 2022 | EXECUTIVE | S$828,000 | 1,572 sqft | S$527 | 10 TO 12 | 68 yr 1 mo |
| May 2022 | EXECUTIVE | S$830,000 | 1,593 sqft | S$521 | 07 TO 09 | 68 yr 2 mo |
| Nov 2021 | EXECUTIVE | S$723,000 | 1,593 sqft | S$454 | 01 TO 03 | 68 yr 8 mo |
| Oct 2021 | EXECUTIVE | S$755,000 | 1,593 sqft | S$474 | 04 TO 06 | 68 yr 10 mo |
| Jul 2021 | EXECUTIVE | S$760,000 | 1,593 sqft | S$477 | 10 TO 12 | 69 yr 1 mo |
| Jun 2021 | EXECUTIVE | S$740,000 | 1,572 sqft | S$471 | 10 TO 12 | 69 yr 2 mo |
| Dec 2020 | EXECUTIVE | S$693,888 | 1,593 sqft | S$436 | 04 TO 06 | 69 yr 7 mo |
| Jul 2020 | EXECUTIVE | S$685,000 | 1,572 sqft | S$436 | 04 TO 06 | 70 yr 1 mo |
| Jan 2020 | EXECUTIVE | S$740,000 | 1,572 sqft | S$471 | 04 TO 06 | 70 yr 6 mo |
| Dec 2019 | EXECUTIVE | S$725,000 | 1,593 sqft | S$455 | 10 TO 12 | 70 yr 7 mo |
| Nov 2019 | EXECUTIVE | S$730,000 | 1,572 sqft | S$465 | 10 TO 12 | 70 yr 8 mo |
| Dec 2018 | EXECUTIVE | S$685,188 | 1,572 sqft | S$436 | 10 TO 12 | 71 yr 7 mo |
| Nov 2018 | EXECUTIVE | S$650,000 | 1,572 sqft | S$414 | 04 TO 06 | 71 yr 8 mo |
| Aug 2018 | EXECUTIVE | S$700,000 | 1,572 sqft | S$445 | 10 TO 12 | 72 yrs |
| Aug 2018 | EXECUTIVE | S$630,000 | 1,593 sqft | S$395 | 01 TO 03 | 72 yrs |
| May 2018 | EXECUTIVE | S$643,000 | 1,572 sqft | S$409 | 04 TO 06 | 72 yr 2 mo |
| Mar 2018 | EXECUTIVE | S$635,000 | 1,593 sqft | S$399 | 01 TO 03 | 72 yr 4 mo |
| May 2017 | EXECUTIVE | S$660,000 | 1,593 sqft | S$414 | 04 TO 06 | 73 yr 2 mo |
| Feb 2016 | EXECUTIVE | S$620,000 | 1,593 sqft | S$389 | 04 TO 06 | 74 yrs |
| Oct 2015 | EXECUTIVE | S$666,888 | 1,572 sqft | S$424 | 04 TO 06 | 74 yrs |
| Jan 2015 | EXECUTIVE | S$630,000 | 1,593 sqft | S$395 | 04 TO 06 | 75 yrs |
| Dec 2014 | EXECUTIVE | S$680,000 | 1,572 sqft | S$433 | 10 TO 12 | 75 yr 1 mo |
| Oct 2014 | EXECUTIVE | S$610,000 | 1,593 sqft | S$383 | 01 TO 03 | 75 yr 3 mo |
| Aug 2014 | EXECUTIVE | S$612,000 | 1,593 sqft | S$384 | 04 TO 06 | 75 yr 5 mo |
| Aug 2013 | EXECUTIVE | S$720,000 | 1,572 sqft | S$458 | 07 TO 09 | 76 yr 5 mo |
| Aug 2013 | EXECUTIVE | S$720,000 | 1,572 sqft | S$458 | 07 TO 09 | 76 yr 5 mo |
| Jul 2013 | EXECUTIVE | S$754,300 | 1,572 sqft | S$480 | 07 TO 09 | 76 yr 6 mo |
| Jul 2013 | EXECUTIVE | S$702,000 | 1,572 sqft | S$447 | 04 TO 06 | 76 yr 6 mo |
| Jan 2013 | EXECUTIVE | S$720,000 | 1,572 sqft | S$458 | 10 TO 12 | 77 yrs |
| Jul 2012 | EXECUTIVE | S$665,000 | 1,572 sqft | S$423 | 04 TO 06 | 77 yr 6 mo |
| Mar 2012 | EXECUTIVE | S$595,000 | 1,593 sqft | S$373 | 01 TO 05 | 77 yr 10 mo |
Showing the 40 most recent of 108 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 444 Hougang Ave 8
S$550
-0.2%1 sales6.5% yield
Blk 440 Hougang Ave 8
S$522
-12.6%2 sales5.8% yield
Blk 447 Hougang Ave 10
S$534
+1.0%1 sales5.8% yield
Blk 449 Hougang Ave 10
S$655
+8.8%4 sales4.8% yield
Blk 439 Hougang Ave 8
S$528
—1 sales6.5% yield
Blk 448 Hougang Ave 10
S$553
-3.1%1 sales6.5% yield
Blk 443 Hougang Ave 8
S$575
+0.9%1 sales4.9% yield
Blk 438 Hougang Ave 8
S$531
—1 sales4.0% 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.