Blk 616 Hougang Ave 8
HOUGANG AVE 8 · HOUGANG · Singapore 530616 · D19
Median PSF · 12m
S$558
Median price · 12m
S$658K
Latest sale
S$730K
Oct 2026
1-year change
-3.1%
Sales · 12m
8
180 all time
Gross yield
6.16%
2 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
- +26.0%
- Annualised
- +8.8%
- Transactions
- 36
- 1 year
- -3.1%
- 3 years p.a.
- +2.3%
- 5 years p.a.
- +7.0%
- Median size
- 1,302 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 616 Hougang Ave 8 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$558 | S$641 | -13.1% |
| Median price | S$658K | S$660K | -0.4% |
| Gross rental yield | 6.16% | 5.83% | +0.3 pts |
| 1-year price change | -3.1% | +0.2% | -3.3 pts |
This development trades about 13% 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$3,250
Contracts · 12m
2
Implied annual rent
S$39K
Gross yield
6.16%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,250 |
Investment analysis
Investment score 53 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
53/100
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%81
How its median price per square foot compares with its own district.
- Liquidityweight 15%76
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%47
Gross yield against every other development in its segment.
- Supply riskweight 10%41
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%34
Distance to the nearest rail station, plus schools within 1 km. Nearest is Hougang Interchange MRT at 860 m.
- Price momentumweight 18%27
Three-year annualised change in median PSF, or one year where three is unavailable.
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 MRT860 m
- Kovan MRT1.0 km
- Hougang MRT1.0 km
- Serangoon North MRT1.1 km
Schools within 2 km
- Xinmin Primary Schoolprimary280 m
- Xinmin Secondary Schoolsecondary (s1-s5)410 m
- Anderson Serangoon Junior Collegejunior college580 m
- Bowen Secondary Schoolsecondary (s1-s5)680 m
- Montfort Secondary Schoolsecondary (s1-s5)820 m
- Montfort Junior Schoolprimary840 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JANSEN HOUSEMequity GS Pte Ltd21 units1.3 km
- Luxus HillsSingapore United Estates Pte Ltd161 units1.6 km
- Luxus HillsSingapore United Estates Pte Ltd159 units1.6 km
- Luxus HillsSingapore United Estates Pte Ltd156 units1.6 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 5 ROOM | S$730,000 | 1,302 sqft | S$560 | 07 TO 09 | 58 yr 11 mo |
| Oct 2026 | 5 ROOM | S$730,000 | 1,302 sqft | S$560 | 07 TO 09 | 58 yr 11 mo |
| Sep 2026 | 5 ROOM | S$700,000 | 1,302 sqft | S$537 | 04 TO 06 | 59 yrs |
| Sep 2026 | 5 ROOM | S$700,000 | 1,302 sqft | S$537 | 04 TO 06 | 59 yrs |
| Aug 2026 | 4 ROOM | S$550,000 | 969 sqft | S$568 | 01 TO 03 | 59 yrs |
| Aug 2026 | 4 ROOM | S$550,000 | 969 sqft | S$568 | 01 TO 03 | 59 yrs |
| Jan 2026 | 4 ROOM | S$615,000 | 1,109 sqft | S$555 | 10 TO 12 | 59 yr 8 mo |
| Jan 2026 | 4 ROOM | S$615,000 | 1,109 sqft | S$555 | 10 TO 12 | 59 yr 8 mo |
| Jul 2025 | 5 ROOM | S$745,000 | 1,302 sqft | S$572 | 01 TO 03 | 60 yr 2 mo |
| Jul 2025 | 5 ROOM | S$745,000 | 1,302 sqft | S$572 | 01 TO 03 | 60 yr 2 mo |
| Feb 2025 | 4 ROOM | S$523,000 | 904 sqft | S$578 | 04 TO 06 | 60 yr 7 mo |
| Feb 2025 | 4 ROOM | S$523,000 | 904 sqft | S$578 | 04 TO 06 | 60 yr 7 mo |
| Jan 2025 | 5 ROOM | S$658,000 | 1,302 sqft | S$505 | 01 TO 03 | 60 yr 8 mo |
| Jan 2025 | 5 ROOM | S$658,000 | 1,302 sqft | S$505 | 01 TO 03 | 60 yr 8 mo |
| Jul 2024 | 4 ROOM | S$550,000 | 1,109 sqft | S$496 | 07 TO 09 | 61 yr 2 mo |
| Jul 2024 | 4 ROOM | S$550,000 | 1,109 sqft | S$496 | 07 TO 09 | 61 yr 2 mo |
| May 2024 | 5 ROOM | S$620,000 | 1,302 sqft | S$476 | 13 TO 15 | 61 yr 4 mo |
| May 2024 | 5 ROOM | S$620,000 | 1,302 sqft | S$476 | 13 TO 15 | 61 yr 4 mo |
| May 2024 | 4 ROOM | S$485,000 | 904 sqft | S$536 | 04 TO 06 | 61 yr 4 mo |
| May 2024 | 4 ROOM | S$485,000 | 904 sqft | S$536 | 04 TO 06 | 61 yr 4 mo |
| Feb 2024 | 5 ROOM | S$610,000 | 1,302 sqft | S$468 | 01 TO 03 | 61 yr 7 mo |
| Feb 2024 | 5 ROOM | S$610,000 | 1,302 sqft | S$468 | 01 TO 03 | 61 yr 7 mo |
| Jan 2024 | 5 ROOM | S$600,000 | 1,302 sqft | S$461 | 07 TO 09 | 61 yr 8 mo |
| Jan 2024 | 5 ROOM | S$600,000 | 1,302 sqft | S$461 | 07 TO 09 | 61 yr 8 mo |
| Nov 2023 | 4 ROOM | S$475,000 | 904 sqft | S$525 | 10 TO 12 | 61 yr 10 mo |
| Nov 2023 | 4 ROOM | S$475,000 | 904 sqft | S$525 | 10 TO 12 | 61 yr 10 mo |
| Oct 2023 | 4 ROOM | S$470,288 | 904 sqft | S$520 | 04 TO 06 | 61 yr 11 mo |
| Oct 2023 | 4 ROOM | S$470,288 | 904 sqft | S$520 | 04 TO 06 | 61 yr 11 mo |
| Jun 2022 | 5 ROOM | S$600,000 | 1,302 sqft | S$461 | 07 TO 09 | 63 yr 3 mo |
| Jun 2022 | 5 ROOM | S$600,000 | 1,302 sqft | S$461 | 07 TO 09 | 63 yr 3 mo |
| Jun 2022 | 5 ROOM | S$575,000 | 1,302 sqft | S$441 | 04 TO 06 | 63 yr 2 mo |
| Jun 2022 | 5 ROOM | S$575,000 | 1,302 sqft | S$441 | 04 TO 06 | 63 yr 2 mo |
| Jun 2022 | 4 ROOM | S$493,000 | 1,109 sqft | S$445 | 10 TO 12 | 63 yr 3 mo |
| Jun 2022 | 4 ROOM | S$493,000 | 1,109 sqft | S$445 | 10 TO 12 | 63 yr 3 mo |
| Dec 2021 | 5 ROOM | S$585,000 | 1,302 sqft | S$449 | 10 TO 12 | 63 yr 8 mo |
| Dec 2021 | 4 ROOM | S$398,000 | 904 sqft | S$440 | 10 TO 12 | 63 yr 9 mo |
| Jun 2021 | 4 ROOM | S$388,000 | 904 sqft | S$429 | 07 TO 09 | 64 yr 3 mo |
| Mar 2021 | 5 ROOM | S$475,000 | 1,302 sqft | S$365 | 04 TO 06 | 64 yr 5 mo |
| Apr 2020 | 5 ROOM | S$464,888 | 1,302 sqft | S$357 | 10 TO 12 | 65 yr 4 mo |
| Feb 2020 | 5 ROOM | S$476,000 | 1,302 sqft | S$365 | 10 TO 12 | 65 yr 7 mo |
Showing the 40 most recent of 180 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 617 Hougang Ave 8
S$535
-14.3%8 sales7.4% yield
Blk 619 Hougang Ave 8
S$616
-0.5%2 sales6.8% yield
Blk 614 Hougang Ave 8
S$553
+0.5%6 sales6.8% yield
Blk 620 Hougang Ave 8
S$601
+0.3%4 sales7.1% yield
Blk 613 Hougang Ave 8
S$502
-7.4%4 sales7.0% yield
Blk 622 Hougang Ave 8
S$543
—2 sales4.4% yield
Blk 615 Hougang Ave 8
S$605
+9.1%8 sales4.3% yield
Blk 611 Hougang Ave 8
S$569
+4.5%4 sales6.3% 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.