Blk 452 Hougang Ave 10
HOUGANG AVE 10 · HOUGANG · Singapore 530452 · D19
Median PSF · 12m
S$581
Median price · 12m
S$688K
Latest sale
S$688K
Jan 2026
1-year change
—
Sales · 12m
1
69 all time
Gross yield
4.88%
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
- +30.5%
- Annualised
- +19.4%
- Transactions
- 7
- 1 year
- —
- 3 years p.a.
- +7.8%
- 5 years p.a.
- +5.5%
- Median size
- 1,119 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 452 Hougang Ave 10 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$581 | S$642 | -9.5% |
| Median price | S$688K | S$660K | +4.2% |
| Gross rental yield | 4.88% | 5.85% | -1.0 pts |
| 1-year price change | — | +0.5% | — |
This development trades about 10% 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
1
Implied annual rent
S$41K
Gross yield
4.88%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 1 | S$3,400 |
Investment analysis
Investment score 50 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
50/100
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%92
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%71
How its median price per square foot compares with its own district.
- Locationweight 15%54
Distance to the nearest rail station, plus schools within 1 km. Nearest is Buangkok MRT at 590 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%10
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 MRT590 m
- Ranggung LRT600 m
- Kangkar LRT870 m
- Hougang MRT930 m
Schools within 2 km
- Punggol Primary Schoolprimary240 m
- North Vista Secondary Schoolsecondary (s1-s5)410 m
- North Vista Primary Schoolprimary450 m
- Chij Our Lady Of The Nativityprimary630 m
- Palm View Primary Schoolprimary790 m
- Serangoon Secondary Schoolsecondary (s1-s5)790 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 |
|---|---|---|---|---|---|---|
| Jan 2026 | 4 ROOM | S$688,000 | 1,184 sqft | S$581 | 07 TO 09 | 65 yr 10 mo |
| Sep 2024 | 4 ROOM | S$635,000 | 1,119 sqft | S$567 | 07 TO 09 | 67 yr 1 mo |
| Sep 2024 | 4 ROOM | S$535,000 | 1,130 sqft | S$473 | 01 TO 03 | 67 yr 2 mo |
| Aug 2023 | 4 ROOM | S$508,000 | 1,119 sqft | S$454 | 04 TO 06 | 68 yr 3 mo |
| Mar 2023 | 4 ROOM | S$530,000 | 1,119 sqft | S$473 | 01 TO 03 | 68 yr 7 mo |
| Dec 2021 | 4 ROOM | S$525,000 | 1,119 sqft | S$469 | 07 TO 09 | 69 yr 10 mo |
| Aug 2021 | 5 ROOM | S$580,000 | 1,302 sqft | S$445 | 07 TO 09 | 70 yr 2 mo |
| Aug 2020 | 4 ROOM | S$458,000 | 1,109 sqft | S$413 | 07 TO 09 | 71 yr 2 mo |
| Nov 2019 | 4 ROOM | S$388,000 | 1,119 sqft | S$347 | 04 TO 06 | 71 yr 11 mo |
| Aug 2016 | 4 ROOM | S$405,000 | 1,130 sqft | S$358 | 07 TO 09 | 75 yrs |
| May 2015 | 4 ROOM | S$368,000 | 1,119 sqft | S$329 | 04 TO 06 | 76 yrs |
| Mar 2015 | 5 ROOM | S$445,000 | 1,302 sqft | S$342 | 01 TO 03 | 76 yrs |
| Sep 2014 | 5 ROOM | S$450,000 | 1,302 sqft | S$346 | 01 TO 03 | 76 yr 4 mo |
| Aug 2014 | 4 ROOM | S$430,888 | 1,119 sqft | S$385 | 07 TO 09 | 76 yr 5 mo |
| Apr 2014 | 4 ROOM | S$455,000 | 1,109 sqft | S$410 | 07 TO 09 | 76 yr 9 mo |
| Dec 2013 | 4 ROOM | S$450,000 | 1,119 sqft | S$402 | 04 TO 06 | 77 yr 1 mo |
| Jan 2013 | 4 ROOM | S$483,000 | 1,130 sqft | S$427 | 04 TO 06 | 78 yrs |
| Sep 2012 | 5 ROOM | S$552,000 | 1,302 sqft | S$424 | 07 TO 09 | 78 yr 4 mo |
| Jul 2011 | 4 ROOM | S$412,000 | 1,119 sqft | S$368 | 01 TO 03 | 79 yr 6 mo |
| Sep 2010 | 4 ROOM | S$380,000 | 1,184 sqft | S$321 | 01 TO 03 | 80 yr 4 mo |
| Sep 2010 | 4 ROOM | S$378,000 | 1,109 sqft | S$341 | 01 TO 03 | 80 yr 4 mo |
| Mar 2010 | 4 ROOM | S$345,000 | 1,119 sqft | S$308 | 01 TO 03 | 80 yr 10 mo |
| Jun 2009 | 4 ROOM | S$333,800 | 1,119 sqft | S$298 | 04 TO 06 | 81 yr 7 mo |
| Nov 2008 | 4 ROOM | S$323,800 | 1,184 sqft | S$273 | 01 TO 03 | 82 yr 2 mo |
| Apr 2008 | 4 ROOM | S$320,000 | 1,119 sqft | S$286 | 04 TO 06 | 82 yr 9 mo |
| Jul 2006 | 4 ROOM | S$223,000 | 1,119 sqft | S$199 | 04 TO 06 | 84 yr 6 mo |
| Mar 2006 | 4 ROOM | S$223,000 | 1,119 sqft | S$199 | 04 TO 06 | 84 yr 10 mo |
| Aug 2005 | 4 ROOM | S$242,000 | 1,119 sqft | S$216 | 07 TO 09 | 85 yr 5 mo |
| Mar 2005 | 4 ROOM | S$218,000 | 1,119 sqft | S$195 | 04 TO 06 | 85 yr 10 mo |
| Jul 2003 | 4 ROOM | S$264,000 | 1,184 sqft | S$223 | 01 TO 03 | 87 yr 6 mo |
| Nov 2002 | 5 ROOM | S$303,000 | 1,302 sqft | S$233 | 01 TO 03 | 88 yr 2 mo |
| Apr 2002 | 4 ROOM | S$230,000 | 1,109 sqft | S$207 | 01 TO 03 | 88 yr 9 mo |
| Jan 2002 | 4 ROOM | S$248,000 | 1,130 sqft | S$219 | 04 TO 06 | 89 yrs |
| Jan 2002 | 4 ROOM | S$228,000 | 1,119 sqft | S$204 | 04 TO 06 | 89 yrs |
| Oct 2001 | 4 ROOM | S$260,000 | 1,119 sqft | S$232 | 01 TO 03 | 89 yr 3 mo |
| Sep 2001 | 4 ROOM | S$256,000 | 1,119 sqft | S$229 | 04 TO 06 | 89 yr 4 mo |
| Sep 2001 | 4 ROOM | S$247,000 | 1,119 sqft | S$221 | 01 TO 03 | 89 yr 4 mo |
| Jul 2001 | 4 ROOM | S$253,000 | 1,119 sqft | S$226 | 01 TO 03 | 89 yr 6 mo |
| Apr 2001 | 4 ROOM | S$262,000 | 1,184 sqft | S$221 | 01 TO 03 | 89 yr 9 mo |
| Aug 2000 | 4 ROOM | S$310,000 | 1,184 sqft | S$262 | 07 TO 09 | 90 yr 5 mo |
Showing the 40 most recent of 69 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 450 Hougang Ave 10
S$586
—1 sales5.4% yield
Blk 458 Hougang Ave 10
S$607
—1 sales
Blk 449 Hougang Ave 10
S$655
+8.8%4 sales4.8% yield
Blk 448 Hougang Ave 10
S$553
-3.1%1 sales6.5% yield
Blk 455 Hougang Ave 10
S$616
-8.7%1 sales5.0% yield
Blk 447 Hougang Ave 10
S$534
+1.0%1 sales5.8% yield
Blk 457 Hougang Ave 10
S$686
+14.0%1 sales5.1% 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.