Blk 650 Hougang Ave 8
HOUGANG AVE 8 · HOUGANG · Singapore 530650 · D19
Median PSF · 12m
S$613
Median price · 12m
S$554K
Latest sale
S$539K
Feb 2026
1-year change
—
Sales · 12m
2
124 all time
Gross yield
7.14%
4 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
- +49.8%
- Annualised
- +19.7%
- Transactions
- 11
- 1 year
- —
- 3 years p.a.
- +8.8%
- 5 years p.a.
- +8.7%
- 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 650 Hougang Ave 8 | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$613 | S$642 | -4.5% |
| Median price | S$554K | S$660K | -16.0% |
| Gross rental yield | 7.14% | 5.85% | +1.3 pts |
| 1-year price change | — | +0.5% | — |
This development trades about 5% 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
4
Implied annual rent
S$39K
Gross yield
7.14%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 4 | S$3,250 |
Investment analysis
Investment score 61 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
61/100
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%95
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%75
Gross yield against every other development in its segment.
- Valuationweight 22%55
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%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%37
Distance to the nearest rail station, plus schools within 1 km. Nearest is Serangoon North MRT at 840 m.
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
- Serangoon North MRT840 m
- Hougang Interchange MRT1.1 km
- Hougang MRT1.2 km
- Kovan MRT1.4 km
Schools within 2 km
- Xinmin Secondary Schoolsecondary (s1-s5)200 m
- Xinmin Primary Schoolprimary210 m
- Bowen Secondary Schoolsecondary (s1-s5)450 m
- Hougang Primary Schoolprimary590 m
- Hougang Secondary Schoolsecondary (s1-s5)630 m
- Rosyth Schoolprimary710 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Luxus HillsSingapore United Estates Pte Ltd161 units1.1 km
- Luxus HillsSingapore United Estates Pte Ltd159 units1.1 km
- Luxus HillsSingapore United Estates Pte Ltd156 units1.1 km
- JANSEN HOUSEMequity GS Pte Ltd21 units1.5 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$538,800 | 904 sqft | S$596 | 01 TO 03 | 60 yr 9 mo |
| Jan 2026 | 4 ROOM | S$570,000 | 904 sqft | S$630 | 04 TO 06 | 60 yr 10 mo |
| Apr 2024 | 4 ROOM | S$445,000 | 904 sqft | S$492 | 01 TO 03 | 62 yr 6 mo |
| Jul 2023 | 4 ROOM | S$538,000 | 1,130 sqft | S$476 | 04 TO 06 | 63 yr 3 mo |
| May 2023 | 4 ROOM | S$410,000 | 904 sqft | S$453 | 01 TO 03 | 63 yr 6 mo |
| Nov 2022 | 4 ROOM | S$435,000 | 904 sqft | S$481 | 07 TO 09 | 64 yr 1 mo |
| Jan 2022 | 4 ROOM | S$368,000 | 904 sqft | S$407 | 01 TO 03 | 64 yr 9 mo |
| Nov 2021 | 4 ROOM | S$446,000 | 1,130 sqft | S$395 | 07 TO 09 | 65 yrs |
| Apr 2021 | 4 ROOM | S$370,000 | 904 sqft | S$409 | 07 TO 09 | 65 yr 6 mo |
| Apr 2021 | 4 ROOM | S$360,000 | 904 sqft | S$398 | 07 TO 09 | 65 yr 8 mo |
| Feb 2021 | 4 ROOM | S$370,000 | 904 sqft | S$409 | 04 TO 06 | 65 yr 9 mo |
| Dec 2020 | 4 ROOM | S$350,000 | 904 sqft | S$387 | 13 TO 15 | 65 yr 11 mo |
| Mar 2019 | 4 ROOM | S$345,000 | 1,119 sqft | S$308 | 01 TO 03 | 67 yr 7 mo |
| Mar 2019 | 4 ROOM | S$315,000 | 904 sqft | S$348 | 04 TO 06 | 67 yr 7 mo |
| Feb 2019 | 4 ROOM | S$325,000 | 904 sqft | S$359 | 13 TO 15 | 67 yr 8 mo |
| Apr 2017 | 4 ROOM | S$425,000 | 1,130 sqft | S$376 | 13 TO 15 | 69 yr 6 mo |
| Mar 2017 | 4 ROOM | S$360,000 | 1,119 sqft | S$322 | 04 TO 06 | 69 yr 7 mo |
| Dec 2016 | 4 ROOM | S$338,000 | 904 sqft | S$374 | 07 TO 09 | 69 yrs |
| Sep 2016 | 4 ROOM | S$325,000 | 904 sqft | S$359 | 01 TO 03 | 70 yrs |
| Aug 2016 | 4 ROOM | S$350,000 | 904 sqft | S$387 | 10 TO 12 | 70 yrs |
| May 2016 | 4 ROOM | S$320,000 | 904 sqft | S$354 | 01 TO 03 | 70 yrs |
| Sep 2015 | 4 ROOM | S$365,000 | 904 sqft | S$404 | 07 TO 09 | 71 yrs |
| Oct 2014 | 4 ROOM | S$373,000 | 904 sqft | S$413 | 07 TO 09 | 71 yr 3 mo |
| May 2014 | 4 ROOM | S$390,000 | 904 sqft | S$431 | 07 TO 09 | 71 yr 8 mo |
| Jul 2012 | 4 ROOM | S$402,000 | 904 sqft | S$445 | 07 TO 09 | 73 yr 6 mo |
| May 2012 | 4 ROOM | S$386,000 | 904 sqft | S$427 | 01 TO 05 | 73 yr 8 mo |
| Apr 2012 | 4 ROOM | S$405,000 | 904 sqft | S$448 | 11 TO 15 | 73 yr 9 mo |
| Jan 2012 | 4 ROOM | S$395,000 | 904 sqft | S$437 | 13 TO 15 | 74 yrs |
| May 2011 | 4 ROOM | S$393,000 | 1,119 sqft | S$351 | 07 TO 09 | 74 yr 8 mo |
| Jan 2011 | 4 ROOM | S$343,000 | 904 sqft | S$379 | 10 TO 12 | 75 yrs |
| Nov 2010 | 4 ROOM | S$355,000 | 904 sqft | S$393 | 10 TO 12 | 75 yr 2 mo |
| Oct 2010 | 4 ROOM | S$328,000 | 904 sqft | S$363 | 04 TO 06 | 75 yr 3 mo |
| Sep 2010 | 4 ROOM | S$321,000 | 904 sqft | S$355 | 07 TO 09 | 75 yr 4 mo |
| Jun 2010 | 4 ROOM | S$365,000 | 1,119 sqft | S$326 | 04 TO 06 | 75 yr 7 mo |
| Apr 2010 | 4 ROOM | S$330,000 | 1,119 sqft | S$295 | 10 TO 12 | 75 yr 9 mo |
| Apr 2009 | 4 ROOM | S$285,000 | 958 sqft | S$297 | 01 TO 03 | 76 yr 9 mo |
| Jun 2008 | 4 ROOM | S$253,000 | 904 sqft | S$280 | 01 TO 03 | 77 yr 7 mo |
| May 2008 | 4 ROOM | S$250,000 | 904 sqft | S$276 | 10 TO 12 | 77 yr 8 mo |
| Apr 2008 | 4 ROOM | S$260,000 | 904 sqft | S$288 | 10 TO 12 | 77 yr 9 mo |
| Nov 2007 | 4 ROOM | S$200,000 | 958 sqft | S$209 | 01 TO 03 | 78 yr 2 mo |
Showing the 40 most recent of 124 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 645 Hougang Ave 8
S$619
-0.2%3 sales7.5% yield
Blk 652 Hougang Ave 8
S$605
-2.3%2 sales8.3% yield
Blk 651 Hougang Ave 8
S$603
—1 sales
Blk 654 Hougang Ave 8
S$585
—1 sales
Blk 643 Hougang Ave 8
S$481
-22.4%1 sales5.7% yield
Blk 655 Hougang Ave 8
S$538
—2 sales
Blk 642 Hougang Ave 8
S$627
+0.7%3 sales6.7% yield
Blk 631 Hougang Ave 8
S$603
-5.2%1 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.