Blk 528 Hougang Ave 6
HOUGANG AVE 6 · HOUGANG · Singapore 530528 · D19
Median PSF · 12m
S$618
Median price · 12m
S$492K
Latest sale
S$461K
Aug 2026
1-year change
+9.0%
Sales · 12m
6
148 all time
Gross yield
7.52%
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
- +23.1%
- Annualised
- +6.6%
- Transactions
- 15
- 1 year
- +9.0%
- 3 years p.a.
- +7.1%
- 5 years p.a.
- +8.2%
- Median size
- 797 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 528 Hougang Ave 6 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$618 | S$642 | -3.8% |
| Median price | S$492K | S$660K | -25.5% |
| Gross rental yield | 7.52% | 5.85% | +1.7 pts |
| 1-year price change | +9.0% | +0.5% | +8.5 pts |
This development trades about 4% 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
7.52%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$3,000 |
| 4 ROOM | 2 | S$3,300 |
Investment analysis
Investment score 73 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
73/100
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%92
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%88
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%83
Gross yield against every other development in its segment.
- Locationweight 15%67
Distance to the nearest rail station, plus schools within 1 km. Nearest is Hougang MRT at 450 m.
- Valuationweight 22%53
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.
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 MRT450 m
- Hougang Interchange MRT460 m
- Buangkok MRT920 m
- Ranggung LRT1.2 km
Schools within 2 km
- Montfort Junior Schoolprimary210 m
- Montfort Secondary Schoolsecondary (s1-s5)240 m
- Punggol Primary Schoolprimary520 m
- Yio Chu Kang Primary Schoolprimary650 m
- Holy Innocents' High Schoolsecondary (s1-s5)750 m
- Chij Our Lady Of The Nativityprimary790 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Luxus HillsSingapore United Estates Pte Ltd161 units1.8 km
- Luxus HillsSingapore United Estates Pte Ltd159 units1.8 km
- Luxus HillsSingapore United Estates Pte Ltd156 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 ROOM | S$470,000 | 797 sqft | S$590 | 01 TO 03 | 60 yr 4 mo |
| Aug 2026 | 3 ROOM | S$460,888 | 797 sqft | S$579 | 04 TO 06 | 60 yr 3 mo |
| Apr 2026 | 3 ROOM | S$508,000 | 797 sqft | S$638 | 10 TO 12 | 60 yr 8 mo |
| Mar 2026 | 3 ROOM | S$510,000 | 797 sqft | S$640 | 07 TO 09 | 60 yr 10 mo |
| Dec 2025 | 3 ROOM | S$496,000 | 797 sqft | S$623 | 10 TO 12 | 61 yrs |
| Nov 2025 | 3 ROOM | S$488,000 | 797 sqft | S$613 | 07 TO 09 | 61 yr 1 mo |
| Jul 2025 | 3 ROOM | S$455,000 | 797 sqft | S$571 | 01 TO 03 | 61 yr 4 mo |
| Nov 2024 | 3 ROOM | S$448,000 | 797 sqft | S$562 | 04 TO 06 | 62 yr 1 mo |
| Feb 2024 | 3 ROOM | S$450,000 | 797 sqft | S$565 | 04 TO 06 | 62 yr 9 mo |
| Nov 2023 | 4 ROOM | S$575,000 | 1,119 sqft | S$514 | 10 TO 12 | 63 yr 1 mo |
| Apr 2023 | 3 ROOM | S$430,000 | 797 sqft | S$540 | 07 TO 09 | 63 yr 7 mo |
| Feb 2023 | 3 ROOM | S$400,000 | 797 sqft | S$502 | 01 TO 03 | 63 yr 11 mo |
| Dec 2022 | 4 ROOM | S$560,000 | 1,119 sqft | S$500 | 10 TO 12 | 64 yrs |
| Aug 2022 | 4 ROOM | S$490,000 | 1,130 sqft | S$434 | 01 TO 03 | 64 yr 4 mo |
| Jul 2021 | 3 ROOM | S$378,000 | 797 sqft | S$475 | 04 TO 06 | 65 yr 4 mo |
| Oct 2020 | 3 ROOM | S$285,000 | 797 sqft | S$358 | 01 TO 03 | 66 yr 2 mo |
| Aug 2020 | 4 ROOM | S$422,000 | 1,130 sqft | S$373 | 10 TO 12 | 66 yr 4 mo |
| Jun 2020 | 3 ROOM | S$280,000 | 797 sqft | S$352 | 01 TO 03 | 66 yr 8 mo |
| Sep 2018 | 4 ROOM | S$380,000 | 1,130 sqft | S$336 | 01 TO 03 | 68 yr 2 mo |
| Nov 2017 | 3 ROOM | S$318,000 | 797 sqft | S$399 | 04 TO 06 | 69 yr 1 mo |
| May 2017 | 3 ROOM | S$342,000 | 797 sqft | S$429 | 07 TO 09 | 69 yr 7 mo |
| Mar 2017 | 3 ROOM | S$332,000 | 797 sqft | S$417 | 01 TO 03 | 69 yr 8 mo |
| Dec 2016 | 3 ROOM | S$310,000 | 797 sqft | S$389 | 01 TO 03 | 69 yrs |
| Oct 2016 | 3 ROOM | S$345,000 | 797 sqft | S$433 | 01 TO 03 | 70 yrs |
| Jun 2016 | 3 ROOM | S$330,000 | 797 sqft | S$414 | 01 TO 03 | 70 yrs |
| May 2015 | 4 ROOM | S$450,000 | 1,130 sqft | S$398 | 04 TO 06 | 71 yrs |
| Feb 2015 | 3 ROOM | S$340,000 | 797 sqft | S$427 | 01 TO 03 | 71 yrs |
| Feb 2015 | 3 ROOM | S$325,000 | 797 sqft | S$408 | 04 TO 06 | 71 yrs |
| Aug 2014 | 3 ROOM | S$362,000 | 797 sqft | S$454 | 04 TO 06 | 71 yr 5 mo |
| Aug 2014 | 3 ROOM | S$352,000 | 797 sqft | S$442 | 04 TO 06 | 71 yr 5 mo |
| Apr 2014 | 4 ROOM | S$453,000 | 1,119 sqft | S$405 | 07 TO 09 | 71 yr 9 mo |
| Jan 2014 | 3 ROOM | S$410,000 | 797 sqft | S$515 | 07 TO 09 | 72 yrs |
| Jul 2013 | 4 ROOM | S$456,000 | 1,119 sqft | S$407 | 01 TO 03 | 72 yr 6 mo |
| Jan 2013 | 3 ROOM | S$414,000 | 797 sqft | S$520 | 10 TO 12 | 73 yrs |
| Nov 2012 | 4 ROOM | S$435,000 | 1,119 sqft | S$389 | 01 TO 03 | 73 yr 2 mo |
| Aug 2012 | 4 ROOM | S$484,000 | 1,119 sqft | S$432 | 04 TO 06 | 73 yr 5 mo |
| Aug 2012 | 3 ROOM | S$402,000 | 797 sqft | S$505 | 10 TO 12 | 73 yr 5 mo |
| Aug 2012 | 3 ROOM | S$392,000 | 797 sqft | S$492 | 10 TO 12 | 73 yr 5 mo |
| Jul 2012 | 3 ROOM | S$385,000 | 797 sqft | S$483 | 07 TO 09 | 73 yr 6 mo |
| Jun 2012 | 3 ROOM | S$378,000 | 797 sqft | S$475 | 01 TO 03 | 73 yr 7 mo |
Showing the 40 most recent of 148 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 527 Hougang Ave 6
S$587
-6.3%3 sales6.1% yield
Blk 530 Hougang Ave 6
S$597
-5.4%1 sales
Blk 526 Hougang Ave 6
S$613
+2.1%3 sales5.9% yield
Blk 531 Hougang Ave 6
S$602
+20.9%2 sales6.5% yield
Blk 532 Hougang Ave 6
S$559
-2.0%6 sales6.4% yield
Blk 524 Hougang Ave 6
S$637
+9.5%1 sales7.0% yield
Blk 533 Hougang Ave 6
S$644
+2.8%4 sales4.8% yield
Blk 523 Hougang Ave 6
S$507
—2 sales6.9% 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.