Blk 501 Hougang Ave 8
HOUGANG AVE 8 · HOUGANG · Singapore 530501 · D19
Median PSF · 12m
S$601
Median price · 12m
S$475K
Latest sale
S$510K
Aug 2026
1-year change
-3.7%
Sales · 12m
4
167 all time
Gross yield
7.35%
5 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
- +19.8%
- Annualised
- +4.9%
- Transactions
- 36
- 1 year
- -3.7%
- 3 years p.a.
- +3.5%
- 5 years p.a.
- +6.3%
- Median size
- 689 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 501 Hougang Ave 8 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$601 | S$641 | -6.2% |
| Median price | S$475K | S$660K | -28.0% |
| Gross rental yield | 7.35% | 5.83% | +1.5 pts |
| 1-year price change | -3.7% | +0.2% | -3.9 pts |
This development trades about 6% 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$3,000
Contracts · 12m
5
Implied annual rent
S$36K
Gross yield
7.35%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,800 |
| 4 ROOM | 2 | S$3,050 |
Investment analysis
Investment score 56 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
56/100
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.
- Rental yieldweight 20%79
Gross yield against every other development in its segment.
- Valuationweight 22%60
How its median price per square foot compares with its own district.
- Locationweight 15%57
Distance to the nearest rail station, plus schools within 1 km. Nearest is Hougang Interchange MRT at 510 m.
- Price momentumweight 18%44
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%41
Upcoming units recorded in the same district. Higher score means less competing supply.
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
- Hougang Interchange MRT510 m
- Hougang MRT660 m
- Kovan MRT1.4 km
- Serangoon North MRT1.4 km
Schools within 2 km
- Montfort Secondary Schoolsecondary (s1-s5)340 m
- Montfort Junior Schoolprimary370 m
- Xinmin Primary Schoolprimary390 m
- Xinmin Secondary Schoolsecondary (s1-s5)390 m
- Yio Chu Kang Primary Schoolprimary660 m
- Hougang Secondary Schoolsecondary (s1-s5)760 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Luxus HillsSingapore United Estates Pte Ltd161 units1.5 km
- Luxus HillsSingapore United Estates Pte Ltd159 units1.5 km
- Luxus HillsSingapore United Estates Pte Ltd156 units1.5 km
- JANSEN HOUSEMequity GS Pte Ltd21 units1.7 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | 4 ROOM | S$510,000 | 904 sqft | S$564 | 01 TO 03 | 58 yr 9 mo |
| Aug 2026 | 4 ROOM | S$510,000 | 904 sqft | S$564 | 01 TO 03 | 58 yr 9 mo |
| Jun 2026 | 3 ROOM | S$440,000 | 689 sqft | S$639 | 04 TO 06 | 59 yrs |
| Jun 2026 | 3 ROOM | S$440,000 | 689 sqft | S$639 | 04 TO 06 | 59 yrs |
| Sep 2025 | 3 ROOM | S$440,000 | 689 sqft | S$639 | 04 TO 06 | 59 yr 9 mo |
| Sep 2025 | 3 ROOM | S$440,000 | 689 sqft | S$639 | 04 TO 06 | 59 yr 9 mo |
| Jun 2025 | 3 ROOM | S$448,000 | 689 sqft | S$650 | 04 TO 06 | 60 yrs |
| Jun 2025 | 3 ROOM | S$448,000 | 689 sqft | S$650 | 04 TO 06 | 60 yrs |
| Feb 2025 | 4 ROOM | S$570,000 | 958 sqft | S$595 | 01 TO 03 | 60 yr 4 mo |
| Feb 2025 | 4 ROOM | S$570,000 | 958 sqft | S$595 | 01 TO 03 | 60 yr 4 mo |
| Dec 2024 | 3 ROOM | S$420,000 | 689 sqft | S$610 | 07 TO 09 | 60 yr 7 mo |
| Dec 2024 | 3 ROOM | S$420,000 | 689 sqft | S$610 | 07 TO 09 | 60 yr 7 mo |
| Sep 2024 | 3 ROOM | S$430,000 | 689 sqft | S$624 | 07 TO 09 | 60 yr 10 mo |
| Sep 2024 | 3 ROOM | S$430,000 | 689 sqft | S$624 | 07 TO 09 | 60 yr 10 mo |
| Dec 2023 | 3 ROOM | S$385,000 | 689 sqft | S$559 | 04 TO 06 | 61 yr 6 mo |
| Dec 2023 | 3 ROOM | S$385,000 | 689 sqft | S$559 | 04 TO 06 | 61 yr 6 mo |
| Nov 2023 | 3 ROOM | S$398,888 | 689 sqft | S$579 | 04 TO 06 | 61 yr 7 mo |
| Nov 2023 | 3 ROOM | S$398,888 | 689 sqft | S$579 | 04 TO 06 | 61 yr 7 mo |
| Sep 2023 | 3 ROOM | S$390,000 | 689 sqft | S$566 | 07 TO 09 | 61 yr 10 mo |
| Sep 2023 | 3 ROOM | S$390,000 | 689 sqft | S$566 | 07 TO 09 | 61 yr 10 mo |
| Aug 2023 | 4 ROOM | S$508,000 | 958 sqft | S$530 | 04 TO 06 | 61 yr 10 mo |
| Aug 2023 | 4 ROOM | S$508,000 | 958 sqft | S$530 | 04 TO 06 | 61 yr 10 mo |
| Jun 2023 | 4 ROOM | S$468,000 | 904 sqft | S$518 | 04 TO 06 | 61 yr 11 mo |
| Jun 2023 | 4 ROOM | S$468,000 | 904 sqft | S$518 | 04 TO 06 | 61 yr 11 mo |
| Apr 2023 | 4 ROOM | S$500,000 | 904 sqft | S$553 | 07 TO 09 | 62 yr 2 mo |
| Apr 2023 | 4 ROOM | S$500,000 | 904 sqft | S$553 | 07 TO 09 | 62 yr 2 mo |
| Sep 2022 | 3 ROOM | S$370,000 | 689 sqft | S$537 | 04 TO 06 | 62 yr 9 mo |
| Sep 2022 | 3 ROOM | S$370,000 | 689 sqft | S$537 | 04 TO 06 | 62 yr 9 mo |
| Jun 2022 | 3 ROOM | S$360,000 | 689 sqft | S$523 | 07 TO 09 | 62 yr 11 mo |
| Jun 2022 | 3 ROOM | S$360,000 | 689 sqft | S$523 | 07 TO 09 | 62 yr 11 mo |
| Jan 2022 | 3 ROOM | S$327,000 | 689 sqft | S$475 | 01 TO 03 | 63 yr 5 mo |
| Jan 2022 | 3 ROOM | S$327,000 | 689 sqft | S$475 | 01 TO 03 | 63 yr 5 mo |
| Nov 2021 | 3 ROOM | S$350,000 | 689 sqft | S$508 | 07 TO 09 | 63 yr 7 mo |
| Nov 2021 | 3 ROOM | S$330,000 | 689 sqft | S$479 | 04 TO 06 | 63 yr 6 mo |
| Sep 2021 | 4 ROOM | S$425,000 | 904 sqft | S$470 | 07 TO 09 | 63 yr 9 mo |
| Aug 2021 | 3 ROOM | S$325,000 | 689 sqft | S$472 | 07 TO 09 | 63 yr 9 mo |
| Apr 2021 | 4 ROOM | S$400,000 | 904 sqft | S$442 | 07 TO 09 | 64 yr 1 mo |
| Jan 2021 | 4 ROOM | S$392,000 | 904 sqft | S$434 | 07 TO 09 | 64 yr 4 mo |
| Nov 2020 | 3 ROOM | S$285,000 | 689 sqft | S$414 | 04 TO 06 | 64 yr 7 mo |
| Aug 2020 | 3 ROOM | S$270,000 | 689 sqft | S$392 | 04 TO 06 | 64 yr 10 mo |
Showing the 40 most recent of 167 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 502 Hougang Ave 8
S$630
—2 sales6.6% yield
Blk 602 Hougang Ave 4
S$564
+0.2%2 sales6.6% yield
Blk 603 Hougang Ave 4
S$571
+3.8%4 sales7.0% yield
Blk 605 Hougang Ave 4
S$594
-2.3%4 sales7.1% yield
Blk 680 Hougang Ave 8
S$502
—4 sales6.5% yield
Blk 508 Hougang Ave 10
S$629
-0.7%2 sales3.7% yield
Blk 681 Hougang Ave 8
S$610
+1.2%6 sales7.2% yield
Blk 683 Hougang Ave 8
S$585
-5.9%2 sales8.1% 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.