Blk 502 Hougang Ave 8
HOUGANG AVE 8 · HOUGANG · Singapore 530502 · D19
Median PSF · 12m
S$630
Median price · 12m
S$570K
Latest sale
S$570K
Feb 2026
1-year change
—
Sales · 12m
1
86 all time
Gross yield
6.63%
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
- +64.2%
- Annualised
- +39.2%
- Transactions
- 6
- 1 year
- —
- 3 years p.a.
- +11.6%
- 5 years p.a.
- +10.4%
- Median size
- 904 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 502 Hougang Ave 8 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$630 | S$642 | -1.8% |
| Median price | S$570K | S$660K | -13.6% |
| Gross rental yield | 6.63% | 5.85% | +0.8 pts |
| 1-year price change | — | +0.5% | — |
This development trades broadly in line with the D19 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,200
Contracts · 12m
1
Implied annual rent
S$38K
Gross yield
6.63%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 1 | S$3,200 |
Investment analysis
Investment score 57 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
57/100
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%99
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%62
Gross yield against every other development in its segment.
- Locationweight 15%58
Distance to the nearest rail station, plus schools within 1 km. Nearest is Hougang Interchange MRT at 500 m.
- Valuationweight 22%46
How its median price per square foot compares with its own district.
- 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.
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 MRT500 m
- Hougang MRT640 m
- Buangkok MRT1.3 km
- Kovan MRT1.4 km
Schools within 2 km
- Montfort Secondary Schoolsecondary (s1-s5)260 m
- Montfort Junior Schoolprimary290 m
- Xinmin Secondary Schoolsecondary (s1-s5)430 m
- Xinmin Primary Schoolprimary450 m
- Yio Chu Kang Primary Schoolprimary590 m
- Hougang Secondary Schoolsecondary (s1-s5)720 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 units1.8 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 |
|---|---|---|---|---|---|---|
| Feb 2026 | 4 ROOM | S$570,000 | 904 sqft | S$630 | 07 TO 09 | 60 yr 4 mo |
| Jul 2024 | 4 ROOM | S$505,000 | 904 sqft | S$559 | 04 TO 06 | 62 yrs |
| Mar 2024 | 4 ROOM | S$510,000 | 904 sqft | S$564 | 04 TO 06 | 62 yr 3 mo |
| Oct 2023 | 5 ROOM | S$645,000 | 1,302 sqft | S$495 | 07 TO 09 | 62 yr 8 mo |
| Aug 2023 | 5 ROOM | S$591,499 | 1,302 sqft | S$454 | 04 TO 06 | 62 yr 10 mo |
| Jan 2021 | 5 ROOM | S$500,000 | 1,302 sqft | S$384 | 04 TO 06 | 65 yr 4 mo |
| Dec 2020 | 5 ROOM | S$500,000 | 1,302 sqft | S$384 | 04 TO 06 | 65 yr 6 mo |
| Dec 2020 | 4 ROOM | S$350,000 | 904 sqft | S$387 | 04 TO 06 | 65 yr 6 mo |
| Oct 2020 | 4 ROOM | S$385,000 | 1,109 sqft | S$347 | 04 TO 06 | 65 yr 7 mo |
| Mar 2019 | 4 ROOM | S$340,000 | 904 sqft | S$376 | 07 TO 09 | 67 yr 2 mo |
| Jul 2018 | 5 ROOM | S$500,000 | 1,302 sqft | S$384 | 10 TO 12 | 67 yr 10 mo |
| May 2017 | 5 ROOM | S$470,000 | 1,302 sqft | S$361 | 04 TO 06 | 69 yrs |
| Dec 2016 | 5 ROOM | S$430,000 | 1,302 sqft | S$330 | 01 TO 03 | 69 yrs |
| Nov 2016 | 4 ROOM | S$338,000 | 904 sqft | S$374 | 01 TO 03 | 69 yrs |
| Nov 2015 | 4 ROOM | S$371,000 | 904 sqft | S$410 | 10 TO 12 | 70 yrs |
| Aug 2015 | 4 ROOM | S$372,000 | 904 sqft | S$411 | 10 TO 12 | 70 yrs |
| Jul 2013 | 4 ROOM | S$400,000 | 904 sqft | S$442 | 01 TO 03 | 72 yr 6 mo |
| Mar 2013 | 4 ROOM | S$422,000 | 904 sqft | S$467 | 04 TO 06 | 72 yr 10 mo |
| Sep 2012 | 5 ROOM | S$525,800 | 1,302 sqft | S$404 | 04 TO 06 | 73 yr 4 mo |
| May 2012 | 5 ROOM | S$510,000 | 1,302 sqft | S$392 | 01 TO 05 | 73 yr 8 mo |
| May 2011 | 5 ROOM | S$440,000 | 1,302 sqft | S$338 | 01 TO 03 | 74 yr 8 mo |
| Oct 2009 | 4 ROOM | S$296,000 | 904 sqft | S$327 | 04 TO 06 | 76 yr 3 mo |
| Mar 2008 | 5 ROOM | S$372,000 | 1,302 sqft | S$286 | 04 TO 06 | 77 yr 10 mo |
| Mar 2008 | 5 ROOM | S$340,000 | 1,302 sqft | S$261 | 04 TO 06 | 77 yr 10 mo |
| Jan 2008 | 4 ROOM | S$217,000 | 904 sqft | S$240 | 01 TO 03 | 78 yrs |
| Nov 2007 | 5 ROOM | S$297,000 | 1,302 sqft | S$228 | 01 TO 03 | 78 yr 2 mo |
| Aug 2007 | 4 ROOM | S$211,000 | 904 sqft | S$233 | 07 TO 09 | 78 yr 5 mo |
| Dec 2006 | 4 ROOM | S$185,000 | 904 sqft | S$205 | 01 TO 03 | 79 yr 1 mo |
| Aug 2006 | 4 ROOM | S$187,000 | 904 sqft | S$207 | 01 TO 03 | 79 yr 5 mo |
| Jul 2006 | 4 ROOM | S$208,000 | 904 sqft | S$230 | 07 TO 09 | 79 yr 6 mo |
| Apr 2006 | 4 ROOM | S$182,000 | 904 sqft | S$201 | 04 TO 06 | 79 yr 9 mo |
| Mar 2006 | 5 ROOM | S$255,000 | 1,302 sqft | S$196 | 01 TO 03 | 79 yr 10 mo |
| Mar 2005 | 4 ROOM | S$205,000 | 904 sqft | S$227 | 10 TO 12 | 80 yr 10 mo |
| Dec 2004 | 5 ROOM | S$275,000 | 1,302 sqft | S$211 | 01 TO 03 | 81 yr 1 mo |
| Dec 2004 | 4 ROOM | S$190,000 | 904 sqft | S$210 | 10 TO 12 | 81 yr 1 mo |
| May 2004 | 4 ROOM | S$200,000 | 904 sqft | S$221 | 04 TO 06 | 81 yr 8 mo |
| Apr 2004 | 4 ROOM | S$208,000 | 904 sqft | S$230 | 10 TO 12 | 81 yr 9 mo |
| Feb 2004 | 4 ROOM | S$215,000 | 904 sqft | S$238 | 01 TO 03 | 81 yr 11 mo |
| Sep 2003 | 4 ROOM | S$200,000 | 904 sqft | S$221 | 01 TO 03 | 82 yr 4 mo |
| Feb 2003 | 5 ROOM | S$279,000 | 1,302 sqft | S$214 | 04 TO 06 | 82 yr 11 mo |
Showing the 40 most recent of 86 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 683 Hougang Ave 8
S$585
-5.9%1 sales8.1% yield
Blk 505 Hougang Ave 8
S$653
—1 sales7.5% yield
Blk 501 Hougang Ave 8
S$601
-3.7%2 sales7.1% yield
Blk 503 Hougang Ave 8
S$600
+1.4%2 sales6.6% yield
Blk 684 Hougang Ave 8
S$643
+6.0%2 sales6.9% yield
Blk 504 Hougang Ave 8
S$596
+4.9%2 sales6.3% yield
Blk 681 Hougang Ave 8
S$610
+1.2%3 sales7.2% yield
Blk 682 Hougang Ave 4
S$629
-0.2%1 sales7.2% 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.