Hougang is trading about 7% below the wider region median — that gap is worth understanding before you make a move here.
Volume eased slightly in Hougang in August 2026, with 128 resale transactions compared to 133 in July. Month-on-month, the town median PSF softened 1.2% to $593 — giving buyers a softer entry point. The town sits below the regional median of $636 psf (-6.7%).
Verified as of 30 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Hougang median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Hougang |
|---|---|---|
| Hougang | $593 | — |
| North-East Region | $636 | +7.2% |
| Island Wide | $601 | +1.3% |
Hougang ranks #4 of 5 North-East region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Hougang Ave 3 | 3 transactions | $459 |
| Buangkok Cres | 3 transactions | $656 |
| Hougang St 32 | 3 transactions | $856 |
| Hougang Ave 6 | 2 transactions | $584 |
| Hougang Ave 4 | 2 transactions | $594 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 128 | $560,000 | $620,594 | $791,200 | $593 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 15 | $442,500 | $470,000 | $533,000 | $653 |
| 4-Room | 70 | $560,000 | $596,500 | $640,000 | $568 |
| 5-Room | 29 | $710,000 | $798,000 | $1,000,000 | $615 |
| Executive | 14 | $940,500 | $973,000 | $1,067,500 | $619 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $593 median PSF represents a 1.2% dip against July's $600. Transaction count fell 4% from 133 to 128. Both sides should anchor to recent comparables.
Hougang Ave 3 led with 3 transactions (2% of all town resale) at a median $459 psf — 23% below the town median. Buangkok Cres followed with 3 transactions.
4-Room flats led resale activity in August 2026, accounting for 70 of 128 transactions (55%) at a median $568 psf. That flat type's PSF moved 3.7% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 221 Hougang St 21 | Executive | 07 TO 09 | 1,615 | $1,228,000 | $761 | 65 years 03 months |
| 851 Hougang Ctrl | Executive | 04 TO 06 | 1,518 | $1,120,000 | $738 | 69 years 07 months |
| 377A Hougang St 32 | 5-Room | 13 TO 15 | 1,227 | $1,108,888 | $904 | 94 years 01 month |
| 377B Hougang St 32 | 5-Room | 13 TO 15 | 1,227 | $1,100,000 | $896 | 94 years |
| 449 Hougang Ave 10 | Executive | 10 TO 12 | 1,572 | $1,070,000 | $681 | 63 years 06 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 475D Upp Serangoon Cres | 3-Room | 16 TO 18 | 721 | $640,888 | $889 | 87 years 04 months |
| 471B Upp Serangoon Cres | 3-Room | 13 TO 15 | 721 | $560,000 | $776 | 87 years 10 months |
| 995C Buangkok Cres | 3-Room | 10 TO 12 | 732 | $546,000 | $746 | 92 years 01 month |
| 995A Buangkok Cres | 3-Room | 13 TO 15 | 732 | $540,000 | $738 | 92 years 02 months |
| 992B Buangkok Link | 3-Room | 04 TO 06 | 732 | $526,000 | $719 | 91 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 477B Upp Serangoon View | 4-Room | 07 TO 09 | 1,023 | $820,088 | $802 | 88 years 08 months |
| 377A Hougang St 32 | 4-Room | 07 TO 09 | 1,012 | $815,000 | $805 | 94 years |
| 475C Upp Serangoon Cres | 4-Room | 07 TO 09 | 990 | $790,000 | $798 | 87 years 03 months |
| 371 Hougang St 31 | 4-Room | 07 TO 09 | 1,076 | $730,000 | $678 | 72 years 03 months |
| 998A Buangkok Cres | 4-Room | 13 TO 15 | 1,012 | $720,000 | $712 | 92 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 377A Hougang St 32 | 5-Room | 13 TO 15 | 1,227 | $1,108,888 | $904 | 94 years 01 month |
| 377B Hougang St 32 | 5-Room | 13 TO 15 | 1,227 | $1,100,000 | $896 | 94 years |
| 377B Hougang St 32 | 5-Room | 10 TO 12 | 1,227 | $1,050,000 | $856 | 94 years 01 month |
| 377B Hougang St 32 | 5-Room | 10 TO 12 | 1,227 | $1,040,000 | $848 | 94 years |
| 231 Hougang St 21 | 5-Room | 07 TO 09 | 1,507 | $1,040,000 | $690 | 57 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 221 Hougang St 21 | Executive | 07 TO 09 | 1,615 | $1,228,000 | $761 | 65 years 03 months |
| 851 Hougang Ctrl | Executive | 04 TO 06 | 1,518 | $1,120,000 | $738 | 69 years 07 months |
| 449 Hougang Ave 10 | Executive | 10 TO 12 | 1,572 | $1,070,000 | $681 | 63 years 06 months |
| 633 Hougang Ave 8 | Executive | 07 TO 09 | 1,593 | $1,070,000 | $672 | 60 years |
| 533 Hougang Ave 6 | Executive | 07 TO 09 | 1,561 | $1,060,000 | $679 | 60 years 09 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
5-Room flats in Hougang show a real lease-decay gap — units with 90+ years remaining trade at $856 psf against $564 psf for the 60-69 band, a 34% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2812-mo avg · 28 transactions | $385,750 | $789 |
| 80-89 years | 1012-mo avg · 10 transactions | $375,000 | $741 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3912-mo avg · 39 transactions | $545,000 | $745 |
| 80-89 years | 3112-mo avg · 31 transactions | $550,000 | $763 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 4912-mo avg · 49 transactions | $445,888 | $619 |
| under-60 years | 6 | $431,500 | $607 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 9 | $642,000 | $641 |
| 80-89 years | 6 | $709,000 | $708 |
| 70-79 years | 15 | $613,000 | $585 |
| 60-69 years | 16 | $600,000 | $534 |
| under-60 years | 24 | $555,000 | $536 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 5 | $1,050,000 | $856 |
| 80-89 years | 2712-mo avg · 27 transactions | $900,888 | $746 |
| 70-79 years | 8612-mo avg · 86 transactions | $756,500 | $587 |
| 60-69 years | 11 | $735,000 | $564 |
| under-60 years | 6 | $857,500 | $605 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 2712-mo avg · 27 transactions | $888,000 | $598 |
| 60-69 years | 8 | $1,065,000 | $675 |
| under-60 years | 3312-mo avg · 33 transactions | $980,000 | $601 |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents firming (+3.7% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 1 | 2 | $2,775/mo |
| Hougang Ave 8 | 2 | $2,650/mo |
| Hougang Ave 8 | 2 | $2,750/mo |
Rents softening (-3.0% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 1 | 2 | $3,025/mo |
| Hougang Ave 8 | 2 | $3,350/mo |
| Hougang Ave 8 | 2 | $2,800/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Cres | 1 | $3,500/mo |
| Buangkok Cres | 1 | $3,400/mo |
| Buangkok Cres | 1 | $3,400/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
Hougang held its pricing in August 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 34% 5-Room lease-decay spread between the 90+ and 60-69 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
52 leases over the trailing 12 months (12-mo avg · 52 leases) — this month's count is too thin for a MoM read. Currently +20.6% vs the region median.
Get a Free ValuationRising (+8.9% MoM) — expect less room to negotiate on this flat type.
Rental strong, +3.7% MoM — supports pricing (37 leases last month). Currently +2.7% vs the region median.
Get a Free ValuationSoftening (-3.7% MoM) — buyers may push back on this flat type.
Rental softening, -3.0% MoM — price with that in mind (72 leases last month). Currently -10.7% vs the region median.
Get a Free ValuationFlat (-1.0% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (27 leases last month). Currently -3.2% vs the region median.
Get a Free ValuationFlat (+1.2% MoM) — anchor to recent comparables.
104 leases over the trailing 12 months (12-mo avg · 104 leases) — this month's count is too thin for a MoM read. Currently -2.7% vs the region median.
Get a Free Valuation12-mo avg · 52 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.7% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 1 | 2 | $2,775/mo |
| Hougang Ave 8 | 2 | $2,650/mo |
| Hougang Ave 8 | 2 | $2,750/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-3.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 1 | 2 | $3,025/mo |
| Hougang Ave 8 | 2 | $3,350/mo |
| Hougang Ave 8 | 2 | $2,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Cres | 1 | $3,500/mo |
| Buangkok Cres | 1 | $3,400/mo |
| Buangkok Cres | 1 | $3,400/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 104 leases
Low/High = P25–P75 rent range this month.
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