Blk 540 Hougang Ave 8
HOUGANG AVE 8 · HOUGANG · Singapore 530540 · D19
Median PSF · 12m
S$543
Median price · 12m
S$630K
Latest sale
S$655K
May 2026
1-year change
-0.1%
Sales · 12m
4
134 all time
Gross yield
5.66%
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
- +23.5%
- Annualised
- +9.8%
- Transactions
- 18
- 1 year
- -0.1%
- 3 years p.a.
- +6.7%
- 5 years p.a.
- +9.1%
- Median size
- 1,211 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 540 Hougang Ave 8 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$543 | S$642 | -15.5% |
| Median price | S$630K | S$660K | -4.5% |
| Gross rental yield | 5.66% | 5.85% | -0.2 pts |
| 1-year price change | -0.1% | +0.5% | -0.6 pts |
This development trades about 15% 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$3,200
Contracts · 12m
1
Implied annual rent
S$38K
Gross yield
5.66%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 1 | S$3,200 |
Investment analysis
Investment score 65 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
65/100
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.
- Valuationweight 22%87
How its median price per square foot compares with its own district.
- Price momentumweight 18%85
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%79
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%52
Distance to the nearest rail station, plus schools within 1 km. Nearest is Buangkok MRT at 620 m.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%29
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 MRT620 m
- Hougang MRT720 m
- Hougang Interchange MRT760 m
- Ranggung LRT1.0 km
Schools within 2 km
- Punggol Primary Schoolprimary360 m
- Montfort Junior Schoolprimary500 m
- Montfort Secondary Schoolsecondary (s1-s5)500 m
- Yio Chu Kang Primary Schoolprimary630 m
- Palm View Primary Schoolprimary660 m
- North Vista Primary Schoolprimary760 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 |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | S$655,000 | 1,119 sqft | S$585 | 10 TO 12 | 62 yr 7 mo |
| Apr 2026 | 4 ROOM | S$605,000 | 1,119 sqft | S$540 | 07 TO 09 | 62 yr 8 mo |
| Apr 2026 | 4 ROOM | S$600,000 | 1,119 sqft | S$536 | 01 TO 03 | 62 yr 7 mo |
| Mar 2026 | 5 ROOM | S$710,000 | 1,302 sqft | S$545 | 07 TO 09 | 62 yr 8 mo |
| Sep 2025 | 5 ROOM | S$708,000 | 1,302 sqft | S$544 | 01 TO 03 | 63 yr 2 mo |
| Sep 2025 | 5 ROOM | S$630,000 | 1,302 sqft | S$484 | 04 TO 06 | 63 yr 4 mo |
| Feb 2025 | 4 ROOM | S$670,000 | 1,119 sqft | S$599 | 10 TO 12 | 63 yr 10 mo |
| May 2024 | 4 ROOM | S$540,000 | 1,119 sqft | S$482 | 04 TO 06 | 64 yr 7 mo |
| Aug 2023 | 5 ROOM | S$582,000 | 1,302 sqft | S$447 | 01 TO 03 | 65 yr 4 mo |
| Mar 2023 | 4 ROOM | S$548,000 | 1,119 sqft | S$490 | 10 TO 12 | 65 yr 8 mo |
| Mar 2023 | 4 ROOM | S$500,000 | 1,119 sqft | S$447 | 04 TO 06 | 65 yr 10 mo |
| Jan 2023 | 5 ROOM | S$588,000 | 1,302 sqft | S$451 | 04 TO 06 | 65 yr 10 mo |
| Jan 2023 | 4 ROOM | S$538,000 | 1,119 sqft | S$481 | 07 TO 09 | 65 yr 11 mo |
| Apr 2022 | 5 ROOM | S$608,000 | 1,302 sqft | S$467 | 07 TO 09 | 66 yr 8 mo |
| Apr 2022 | 5 ROOM | S$608,000 | 1,302 sqft | S$467 | 07 TO 09 | 66 yr 7 mo |
| Mar 2022 | 5 ROOM | S$570,000 | 1,302 sqft | S$438 | 10 TO 12 | 66 yr 8 mo |
| Feb 2022 | 4 ROOM | S$420,000 | 1,119 sqft | S$375 | 01 TO 03 | 66 yr 9 mo |
| Jan 2022 | 5 ROOM | S$577,000 | 1,302 sqft | S$443 | 07 TO 09 | 66 yr 11 mo |
| Nov 2020 | 5 ROOM | S$458,000 | 1,302 sqft | S$352 | 01 TO 03 | 68 yr 1 mo |
| Apr 2019 | 4 ROOM | S$438,000 | 1,119 sqft | S$391 | 10 TO 12 | 69 yr 7 mo |
| Oct 2018 | 4 ROOM | S$410,000 | 1,119 sqft | S$366 | 10 TO 12 | 70 yr 1 mo |
| Jan 2018 | 4 ROOM | S$400,000 | 1,119 sqft | S$357 | 07 TO 09 | 70 yr 10 mo |
| Sep 2017 | 4 ROOM | S$335,000 | 1,119 sqft | S$299 | 01 TO 03 | 71 yr 2 mo |
| Aug 2017 | 4 ROOM | S$390,000 | 1,119 sqft | S$348 | 10 TO 12 | 71 yr 4 mo |
| Aug 2016 | 4 ROOM | S$372,000 | 1,119 sqft | S$332 | 07 TO 09 | 72 yrs |
| Aug 2016 | 4 ROOM | S$360,000 | 1,119 sqft | S$322 | 01 TO 03 | 72 yrs |
| Jun 2016 | 4 ROOM | S$355,000 | 1,119 sqft | S$317 | 07 TO 09 | 72 yrs |
| May 2016 | 5 ROOM | S$498,000 | 1,302 sqft | S$382 | 07 TO 09 | 72 yrs |
| Dec 2015 | 4 ROOM | S$355,000 | 1,119 sqft | S$317 | 07 TO 09 | 72 yrs |
| Jul 2015 | 4 ROOM | S$390,000 | 1,119 sqft | S$348 | 04 TO 06 | 73 yrs |
| Jun 2015 | 4 ROOM | S$440,000 | 1,119 sqft | S$393 | 10 TO 12 | 73 yrs |
| Apr 2015 | 5 ROOM | S$515,000 | 1,302 sqft | S$395 | 10 TO 12 | 73 yrs |
| Apr 2015 | 4 ROOM | S$375,000 | 1,119 sqft | S$335 | 01 TO 03 | 73 yrs |
| Jan 2015 | 5 ROOM | S$425,000 | 1,302 sqft | S$326 | 07 TO 09 | 73 yrs |
| May 2014 | 5 ROOM | S$500,000 | 1,302 sqft | S$384 | 07 TO 09 | 73 yr 8 mo |
| May 2013 | 5 ROOM | S$533,000 | 1,302 sqft | S$409 | 04 TO 06 | 74 yr 8 mo |
| Apr 2013 | 4 ROOM | S$480,000 | 1,119 sqft | S$429 | 10 TO 12 | 74 yr 9 mo |
| Jul 2012 | 4 ROOM | S$443,000 | 1,119 sqft | S$396 | 01 TO 03 | 75 yr 6 mo |
| Mar 2012 | 5 ROOM | S$481,000 | 1,302 sqft | S$369 | 01 TO 05 | 75 yr 10 mo |
| Jul 2011 | 4 ROOM | S$395,000 | 1,119 sqft | S$353 | 01 TO 03 | 76 yr 6 mo |
Showing the 40 most recent of 134 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 549 Hougang St 51
S$550
—1 sales7.0% yield
Blk 543 Hougang Ave 8
S$521
—1 sales5.4% yield
Blk 551 Hougang St 51
S$538
-8.2%1 sales6.0% yield
Blk 539 Hougang St 52
S$628
—4 sales4.5% yield
Blk 538 Hougang St 52
S$632
+3.1%1 sales2.8% yield
Blk 542 Hougang Ave 8
S$553
—2 sales5.2% yield
Blk 546 Hougang St 51
S$596
+2.5%1 sales4.7% yield
Blk 537 Hougang St 52
S$601
—1 sales5.5% 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.