Blk 448 Hougang Ave 10
HOUGANG AVE 10 · HOUGANG · Singapore 530448 · D19
Median PSF · 12m
S$553
Median price · 12m
S$625K
Latest sale
S$625K
May 2026
1-year change
-3.1%
Sales · 12m
1
89 all time
Gross yield
6.53%
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
- +17.9%
- Annualised
- +11.6%
- Transactions
- 7
- 1 year
- -3.1%
- 3 years p.a.
- —
- 5 years p.a.
- +7.9%
- Median size
- 1,130 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 448 Hougang Ave 10 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$553 | S$642 | -13.9% |
| Median price | S$625K | S$660K | -5.3% |
| Gross rental yield | 6.53% | 5.85% | +0.7 pts |
| 1-year price change | -3.1% | +0.5% | -3.5 pts |
This development trades about 14% 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$3,400
Contracts · 12m
3
Implied annual rent
S$41K
Gross yield
6.53%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 3 | S$3,400 |
Investment analysis
Investment score 48 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
48/100
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%83
How its median price per square foot compares with its own district.
- Locationweight 15%63
Distance to the nearest rail station, plus schools within 1 km. Nearest is Buangkok MRT at 490 m.
- Rental yieldweight 20%59
Gross yield against every other development in its segment.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%3
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
- Buangkok MRT490 m
- Ranggung LRT610 m
- Hougang MRT900 m
- Kangkar LRT1.0 km
Schools within 2 km
- Punggol Primary Schoolprimary160 m
- North Vista Primary Schoolprimary420 m
- North Vista Secondary Schoolsecondary (s1-s5)510 m
- Palm View Primary Schoolprimary670 m
- Chij Our Lady Of The Nativityprimary700 m
- Holy Innocents' High Schoolsecondary (s1-s5)850 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 |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | S$625,000 | 1,130 sqft | S$553 | 10 TO 12 | 63 yrs |
| May 2025 | 4 ROOM | S$688,000 | 1,130 sqft | S$609 | 07 TO 09 | 63 yr 11 mo |
| May 2025 | 4 ROOM | S$590,000 | 1,109 sqft | S$532 | 10 TO 12 | 63 yr 11 mo |
| Sep 2024 | 4 ROOM | S$700,000 | 1,216 sqft | S$576 | 13 TO 15 | 64 yr 9 mo |
| Jun 2024 | 4 ROOM | S$680,000 | 1,216 sqft | S$559 | 07 TO 09 | 64 yr 11 mo |
| Mar 2024 | 4 ROOM | S$538,888 | 1,130 sqft | S$477 | 01 TO 03 | 65 yr 2 mo |
| Nov 2023 | 4 ROOM | S$530,000 | 1,130 sqft | S$469 | 01 TO 03 | 65 yr 5 mo |
| Feb 2021 | 4 ROOM | S$425,000 | 1,109 sqft | S$383 | 04 TO 06 | 68 yr 3 mo |
| Dec 2020 | 4 ROOM | S$420,000 | 1,130 sqft | S$372 | 07 TO 09 | 68 yr 5 mo |
| Mar 2020 | 4 ROOM | S$420,000 | 1,130 sqft | S$372 | 10 TO 12 | 69 yr 1 mo |
| Dec 2019 | 4 ROOM | S$410,000 | 1,130 sqft | S$363 | 07 TO 09 | 69 yr 4 mo |
| Jul 2019 | 4 ROOM | S$416,000 | 1,216 sqft | S$342 | 07 TO 09 | 69 yr 9 mo |
| Mar 2018 | 4 ROOM | S$380,000 | 1,130 sqft | S$336 | 04 TO 06 | 71 yr 1 mo |
| Feb 2018 | 4 ROOM | S$430,000 | 1,130 sqft | S$380 | 10 TO 12 | 71 yr 3 mo |
| Jan 2017 | 4 ROOM | S$433,000 | 1,216 sqft | S$356 | 13 TO 15 | 72 yr 4 mo |
| Jan 2016 | 4 ROOM | S$382,000 | 1,109 sqft | S$345 | 04 TO 06 | 73 yrs |
| Jan 2016 | 4 ROOM | S$363,000 | 1,130 sqft | S$321 | 01 TO 03 | 73 yrs |
| Jun 2015 | 4 ROOM | S$395,000 | 1,130 sqft | S$349 | 10 TO 12 | 73 yrs |
| Mar 2015 | 4 ROOM | S$418,000 | 1,109 sqft | S$377 | 04 TO 06 | 74 yrs |
| Mar 2014 | 4 ROOM | S$451,000 | 1,130 sqft | S$399 | 07 TO 09 | 74 yr 10 mo |
| Sep 2012 | 4 ROOM | S$475,000 | 1,130 sqft | S$420 | 10 TO 12 | 76 yr 4 mo |
| Jul 2012 | 4 ROOM | S$450,000 | 1,130 sqft | S$398 | 10 TO 12 | 76 yr 6 mo |
| Jun 2012 | 4 ROOM | S$435,000 | 1,130 sqft | S$385 | 04 TO 06 | 76 yr 7 mo |
| May 2011 | 4 ROOM | S$398,000 | 1,130 sqft | S$352 | 01 TO 03 | 77 yr 8 mo |
| Feb 2011 | 4 ROOM | S$415,000 | 1,130 sqft | S$367 | 10 TO 12 | 77 yr 11 mo |
| Nov 2010 | 4 ROOM | S$410,000 | 1,227 sqft | S$334 | 10 TO 12 | 78 yr 2 mo |
| Nov 2010 | 4 ROOM | S$399,999 | 1,130 sqft | S$354 | 07 TO 09 | 78 yr 2 mo |
| Oct 2010 | 4 ROOM | S$400,000 | 1,130 sqft | S$354 | 07 TO 09 | 78 yr 3 mo |
| Jul 2010 | 4 ROOM | S$360,000 | 1,130 sqft | S$319 | 01 TO 03 | 78 yr 6 mo |
| Apr 2010 | 4 ROOM | S$380,000 | 1,130 sqft | S$336 | 13 TO 15 | 78 yr 9 mo |
| Apr 2009 | 4 ROOM | S$325,000 | 1,130 sqft | S$288 | 10 TO 12 | 79 yr 9 mo |
| Apr 2009 | 4 ROOM | S$295,000 | 1,130 sqft | S$261 | 01 TO 03 | 79 yr 9 mo |
| Oct 2008 | 4 ROOM | S$326,888 | 1,130 sqft | S$289 | 07 TO 09 | 80 yr 3 mo |
| Aug 2008 | 4 ROOM | S$297,000 | 1,130 sqft | S$263 | 01 TO 03 | 80 yr 5 mo |
| Mar 2008 | 4 ROOM | S$318,000 | 1,216 sqft | S$261 | 04 TO 06 | 80 yr 10 mo |
| Jan 2008 | 4 ROOM | S$256,000 | 1,109 sqft | S$231 | 04 TO 06 | 81 yrs |
| Nov 2007 | 4 ROOM | S$295,000 | 1,130 sqft | S$261 | 10 TO 12 | 81 yr 2 mo |
| Jul 2006 | 4 ROOM | S$220,000 | 1,130 sqft | S$195 | 10 TO 12 | 82 yr 6 mo |
| Aug 2005 | 4 ROOM | S$231,000 | 1,130 sqft | S$204 | 07 TO 09 | 83 yr 5 mo |
| Oct 2004 | 4 ROOM | S$270,000 | 1,130 sqft | S$239 | 07 TO 09 | 84 yr 3 mo |
Showing the 40 most recent of 89 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 449 Hougang Ave 10
S$655
+8.8%4 sales4.8% yield
Blk 447 Hougang Ave 10
S$534
+1.0%1 sales5.8% yield
Blk 450 Hougang Ave 10
S$586
—1 sales5.4% yield
Blk 451 Hougang Ave 10
S$517
-12.9%2 sales6.0% yield
Blk 446 Hougang Ave 8
S$630
-6.2%2 sales4.5% yield
Blk 452 Hougang Ave 10
S$581
—1 sales4.9% yield
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
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.