Blk 450 Hougang Ave 10
HOUGANG AVE 10 · HOUGANG · Singapore 530450 · D19
Median PSF · 12m
S$586
Median price · 12m
S$725K
Latest sale
S$725K
Jun 2026
1-year change
—
Sales · 12m
1
65 all time
Gross yield
5.38%
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
- +33.7%
- Annualised
- +78.8%
- Transactions
- 2
- 1 year
- —
- 3 years p.a.
- +10.2%
- 5 years p.a.
- +11.4%
- Median size
- 1,184 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 450 Hougang Ave 10 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$586 | S$642 | -8.8% |
| Median price | S$725K | S$660K | +9.8% |
| Gross rental yield | 5.38% | 5.85% | -0.5 pts |
| 1-year price change | — | +0.5% | — |
This development trades about 9% 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$3,500
Contracts · 12m
3
Implied annual rent
S$42K
Gross yield
5.38%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,650 |
| 4 ROOM | 1 | S$3,200 |
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.
- Price momentumweight 18%98
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%69
How its median price per square foot compares with its own district.
- 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.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%21
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 LRT590 m
- Kangkar LRT900 m
- Hougang MRT920 m
Schools within 2 km
- Punggol Primary Schoolprimary190 m
- North Vista Primary Schoolprimary420 m
- North Vista Secondary Schoolsecondary (s1-s5)450 m
- Chij Our Lady Of The Nativityprimary680 m
- Palm View Primary Schoolprimary710 m
- Holy Innocents' High Schoolsecondary (s1-s5)840 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | S$725,000 | 1,238 sqft | S$586 | 04 TO 06 | 62 yr 8 mo |
| Nov 2022 | 4 ROOM | S$495,000 | 1,130 sqft | S$438 | 04 TO 06 | 66 yr 3 mo |
| Oct 2020 | 4 ROOM | S$420,000 | 1,141 sqft | S$368 | 07 TO 09 | 68 yr 3 mo |
| Oct 2020 | 4 ROOM | S$365,000 | 1,163 sqft | S$314 | 01 TO 03 | 68 yr 4 mo |
| Aug 2018 | 4 ROOM | S$420,000 | 1,163 sqft | S$361 | 07 TO 09 | 70 yr 5 mo |
| Jul 2018 | 4 ROOM | S$484,800 | 1,270 sqft | S$382 | 07 TO 09 | 70 yr 6 mo |
| Mar 2018 | 4 ROOM | S$405,000 | 1,109 sqft | S$365 | 04 TO 06 | 70 yr 11 mo |
| Oct 2017 | 4 ROOM | S$425,000 | 1,227 sqft | S$346 | 07 TO 09 | 71 yr 3 mo |
| May 2016 | 4 ROOM | S$375,000 | 1,130 sqft | S$332 | 04 TO 06 | 72 yrs |
| Mar 2016 | 4 ROOM | S$412,000 | 1,130 sqft | S$365 | 07 TO 09 | 72 yrs |
| Sep 2015 | 4 ROOM | S$452,500 | 1,216 sqft | S$372 | 04 TO 06 | 73 yrs |
| Jul 2015 | 5 ROOM | S$468,000 | 1,292 sqft | S$362 | 04 TO 06 | 73 yrs |
| May 2014 | 4 ROOM | S$460,000 | 1,238 sqft | S$372 | 04 TO 06 | 74 yr 8 mo |
| May 2012 | 4 ROOM | S$452,000 | 1,109 sqft | S$408 | 06 TO 10 | 76 yr 8 mo |
| Jan 2011 | 4 ROOM | S$376,000 | 1,130 sqft | S$333 | 04 TO 06 | 78 yrs |
| Jan 2011 | 4 ROOM | S$374,000 | 1,173 sqft | S$319 | 01 TO 03 | 78 yrs |
| Dec 2010 | 4 ROOM | S$405,000 | 1,141 sqft | S$355 | 07 TO 09 | 78 yr 1 mo |
| Jul 2010 | 4 ROOM | S$368,000 | 1,141 sqft | S$323 | 01 TO 03 | 78 yr 6 mo |
| Mar 2010 | 4 ROOM | S$350,000 | 1,141 sqft | S$307 | 04 TO 06 | 78 yr 10 mo |
| Oct 2009 | 4 ROOM | S$335,000 | 1,130 sqft | S$296 | 07 TO 09 | 79 yr 3 mo |
| Feb 2008 | 4 ROOM | S$296,000 | 1,109 sqft | S$267 | 07 TO 09 | 80 yr 11 mo |
| Nov 2007 | 4 ROOM | S$262,000 | 1,173 sqft | S$223 | 01 TO 03 | 81 yr 2 mo |
| Jul 2006 | 4 ROOM | S$205,000 | 1,163 sqft | S$176 | 07 TO 09 | 82 yr 6 mo |
| Aug 2005 | 4 ROOM | S$231,000 | 1,109 sqft | S$208 | 07 TO 09 | 83 yr 5 mo |
| Aug 2005 | 4 ROOM | S$226,000 | 1,141 sqft | S$198 | 01 TO 03 | 83 yr 5 mo |
| Mar 2005 | 4 ROOM | S$228,000 | 1,130 sqft | S$202 | 01 TO 03 | 83 yr 10 mo |
| Sep 2004 | 4 ROOM | S$236,000 | 1,216 sqft | S$194 | 04 TO 06 | 84 yr 4 mo |
| Oct 2003 | 4 ROOM | S$245,000 | 1,130 sqft | S$217 | 07 TO 09 | 85 yr 3 mo |
| Apr 2002 | 4 ROOM | S$228,000 | 1,109 sqft | S$206 | 07 TO 09 | 86 yr 9 mo |
| Jan 2002 | 4 ROOM | S$260,000 | 1,227 sqft | S$212 | 07 TO 09 | 87 yrs |
| Oct 2001 | 4 ROOM | S$245,000 | 1,109 sqft | S$221 | 04 TO 06 | 87 yr 3 mo |
| Mar 2001 | 4 ROOM | S$264,000 | 1,163 sqft | S$227 | 07 TO 09 | 87 yr 10 mo |
| Jan 2001 | 4 ROOM | S$281,000 | 1,270 sqft | S$221 | 07 TO 09 | 88 yrs |
| Jul 2000 | 5 ROOM | S$345,800 | 1,292 sqft | S$268 | 04 TO 06 | 88 yr 6 mo |
| Jan 2000 | 4 ROOM | S$291,000 | 1,141 sqft | S$255 | 07 TO 09 | 89 yrs |
| Oct 1999 | 5 ROOM | S$378,000 | 1,292 sqft | S$293 | 04 TO 06 | 89 yr 3 mo |
| Oct 1999 | 5 ROOM | S$364,000 | 1,313 sqft | S$277 | 01 TO 03 | 89 yr 3 mo |
| Sep 1999 | 4 ROOM | S$273,000 | 1,130 sqft | S$242 | 04 TO 06 | 89 yr 4 mo |
| Aug 1999 | 4 ROOM | S$275,000 | 1,141 sqft | S$241 | 04 TO 06 | 89 yr 5 mo |
| Jan 1999 | 4 ROOM | S$265,800 | 1,130 sqft | S$235 | 07 TO 09 | 90 yrs |
Showing the 40 most recent of 65 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 451 Hougang Ave 10
S$517
-12.9%2 sales6.0% yield
Blk 448 Hougang Ave 10
S$553
-3.1%1 sales6.5% yield
Blk 449 Hougang Ave 10
S$655
+8.8%4 sales4.8% yield
Blk 452 Hougang Ave 10
S$581
—1 sales4.9% 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 458 Hougang Ave 10
S$607
—1 sales
Blk 455 Hougang Ave 10
S$616
-8.7%1 sales5.0% 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.