Blk 449 Hougang Ave 10
HOUGANG AVE 10 · HOUGANG · Singapore 530449 · D19
Median PSF · 12m
S$655
Median price · 12m
S$1.03M
Latest sale
S$988K
Sep 2026
1-year change
+8.8%
Sales · 12m
4
115 all time
Gross yield
4.83%
no rental data
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
- +16.3%
- Annualised
- +5.6%
- Transactions
- 15
- 1 year
- +8.8%
- 3 years p.a.
- +5.1%
- 5 years p.a.
- +7.8%
- 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 449 Hougang Ave 10 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$655 | S$642 | +1.9% |
| Median price | S$1.03M | S$660K | +55.9% |
| Gross rental yield | 4.83% | 5.85% | -1.0 pts |
| 1-year price change | +8.8% | +0.5% | +8.3 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.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 47 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
47/100
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.
- Liquidityweight 15%79
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%65
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%60
Distance to the nearest rail station, plus schools within 1 km. Nearest is Buangkok MRT at 520 m.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%36
How its median price per square foot compares with its own district.
- Rental yieldweight 20%9
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 MRT520 m
- Ranggung LRT640 m
- Hougang MRT870 m
- Kangkar LRT1.0 km
Schools within 2 km
- Punggol Primary Schoolprimary130 m
- North Vista Primary Schoolprimary460 m
- North Vista Secondary Schoolsecondary (s1-s5)520 m
- Chij Our Lady Of The Nativityprimary670 m
- Palm View Primary Schoolprimary700 m
- Holy Innocents' High Schoolsecondary (s1-s5)820 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 |
|---|---|---|---|---|---|---|
| Sep 2026 | EXECUTIVE | S$988,000 | 1,572 sqft | S$629 | 04 TO 06 | 63 yr 5 mo |
| Aug 2026 | EXECUTIVE | S$1,070,000 | 1,572 sqft | S$681 | 10 TO 12 | 63 yr 6 mo |
| Jun 2026 | EXECUTIVE | S$1,098,000 | 1,593 sqft | S$689 | 10 TO 12 | 63 yr 7 mo |
| Dec 2025 | EXECUTIVE | S$970,000 | 1,593 sqft | S$609 | 01 TO 03 | 64 yr 2 mo |
| Aug 2025 | EXECUTIVE | S$1,000,000 | 1,593 sqft | S$628 | 04 TO 06 | 64 yr 6 mo |
| Jan 2025 | EXECUTIVE | S$918,000 | 1,593 sqft | S$576 | 01 TO 03 | 65 yr 2 mo |
| Aug 2024 | EXECUTIVE | S$1,020,000 | 1,593 sqft | S$640 | 10 TO 12 | 65 yr 6 mo |
| Aug 2024 | EXECUTIVE | S$918,000 | 1,615 sqft | S$569 | 01 TO 03 | 65 yr 6 mo |
| Jul 2024 | EXECUTIVE | S$988,000 | 1,593 sqft | S$620 | 10 TO 12 | 65 yr 7 mo |
| Jul 2024 | EXECUTIVE | S$970,000 | 1,572 sqft | S$617 | 10 TO 12 | 65 yr 7 mo |
| Aug 2023 | EXECUTIVE | S$950,000 | 1,593 sqft | S$596 | 04 TO 06 | 66 yr 5 mo |
| Apr 2023 | EXECUTIVE | S$868,000 | 1,572 sqft | S$552 | 10 TO 12 | 66 yr 10 mo |
| Jan 2023 | EXECUTIVE | S$905,000 | 1,572 sqft | S$576 | 10 TO 12 | 67 yr 2 mo |
| Oct 2022 | EXECUTIVE | S$863,000 | 1,572 sqft | S$549 | 07 TO 09 | 67 yr 4 mo |
| Jun 2022 | EXECUTIVE | S$885,000 | 1,572 sqft | S$563 | 07 TO 09 | 67 yr 8 mo |
| Jun 2021 | EXECUTIVE | S$780,000 | 1,572 sqft | S$496 | 10 TO 12 | 68 yr 8 mo |
| Apr 2021 | EXECUTIVE | S$728,000 | 1,572 sqft | S$463 | 04 TO 06 | 68 yr 9 mo |
| Mar 2021 | EXECUTIVE | S$650,000 | 1,593 sqft | S$408 | 01 TO 03 | 68 yr 11 mo |
| Feb 2021 | EXECUTIVE | S$730,000 | 1,572 sqft | S$465 | 07 TO 09 | 68 yr 11 mo |
| Feb 2021 | EXECUTIVE | S$705,000 | 1,572 sqft | S$449 | 04 TO 06 | 68 yr 11 mo |
| Dec 2020 | EXECUTIVE | S$711,000 | 1,572 sqft | S$452 | 04 TO 06 | 69 yr 2 mo |
| Dec 2020 | EXECUTIVE | S$710,000 | 1,593 sqft | S$446 | 07 TO 09 | 69 yr 2 mo |
| Oct 2020 | EXECUTIVE | S$650,000 | 1,593 sqft | S$408 | 01 TO 03 | 69 yr 4 mo |
| Jul 2020 | EXECUTIVE | S$720,000 | 1,572 sqft | S$458 | 10 TO 12 | 69 yr 6 mo |
| Mar 2020 | EXECUTIVE | S$685,000 | 1,593 sqft | S$430 | 04 TO 06 | 69 yr 10 mo |
| Dec 2019 | EXECUTIVE | S$698,888 | 1,593 sqft | S$439 | 04 TO 06 | 70 yr 1 mo |
| Jul 2019 | EXECUTIVE | S$735,000 | 1,572 sqft | S$468 | 10 TO 12 | 70 yr 6 mo |
| Aug 2018 | EXECUTIVE | S$705,000 | 1,572 sqft | S$449 | 10 TO 12 | 71 yr 5 mo |
| Aug 2018 | EXECUTIVE | S$675,000 | 1,615 sqft | S$418 | 01 TO 03 | 71 yr 6 mo |
| May 2018 | EXECUTIVE | S$690,000 | 1,593 sqft | S$433 | 10 TO 12 | 71 yr 8 mo |
| Apr 2018 | EXECUTIVE | S$790,000 | 1,593 sqft | S$496 | 04 TO 06 | 71 yr 9 mo |
| Dec 2017 | EXECUTIVE | S$720,000 | 1,572 sqft | S$458 | 10 TO 12 | 72 yr 1 mo |
| Jun 2017 | EXECUTIVE | S$675,000 | 1,593 sqft | S$424 | 07 TO 09 | 72 yr 7 mo |
| Jul 2016 | EXECUTIVE | S$681,000 | 1,572 sqft | S$433 | 07 TO 09 | 73 yrs |
| Jan 2016 | EXECUTIVE | S$685,000 | 1,593 sqft | S$430 | 10 TO 12 | 74 yrs |
| Sep 2015 | EXECUTIVE | S$666,000 | 1,572 sqft | S$424 | 07 TO 09 | 74 yrs |
| Mar 2013 | EXECUTIVE | S$717,000 | 1,572 sqft | S$456 | 10 TO 12 | 76 yr 10 mo |
| Nov 2012 | EXECUTIVE | S$666,888 | 1,572 sqft | S$424 | 10 TO 12 | 77 yr 2 mo |
| Sep 2012 | EXECUTIVE | S$665,000 | 1,593 sqft | S$417 | 10 TO 12 | 77 yr 4 mo |
| May 2012 | EXECUTIVE | S$665,000 | 1,593 sqft | S$417 | 06 TO 10 | 77 yr 8 mo |
Showing the 40 most recent of 115 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 448 Hougang Ave 10
S$553
-3.1%1 sales6.5% 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 447 Hougang Ave 10
S$534
+1.0%1 sales5.8% 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 455 Hougang Ave 10
S$616
-8.7%1 sales5.0% yield
Blk 444 Hougang Ave 8
S$550
-0.2%1 sales6.5% 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.