Hougang is trading about 6% below the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Hougang in July 2026, with 133 resale transactions compared to 111 in June. Month-on-month, the town median PSF edged up 0.8% to $600 — a balanced market with no strong directional pressure. The town sits below the regional median of $637 psf (-5.8%).
Verified as of 23 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 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 | $600 | — |
| North-East Region | $637 | +6.1% |
| Island Wide | $594 | -1.0% |
Hougang ranks #5 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 |
|---|---|---|
| Upp Serangoon Cres | 3 transactions | $656 |
| Upp Serangoon View | 3 transactions | $796 |
| Buangkok Link | 3 transactions | $663 |
| Hougang St 11 | 3 transactions | $636 |
| Hougang Ave 1 | 3 transactions | $599 |
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 | 133 | $535,000 | $648,888 | $795,000 | $600 |
| 2-Room | 3 | $375,000 | $390,000 | $400,000 | $810 |
| 3-Room | 26 | $424,750 | $456,250 | $493,750 | $600 |
| 4-Room | 61 | $563,000 | $625,000 | $670,000 | $590 |
| 5-Room | 32 | $747,222 | $814,000 | $900,222 | $621 |
| Executive | 11 | $917,000 | $948,000 | $1,066,500 | $612 |
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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $600 median PSF represents a 0.8% gain against June's $595. Transaction count rose 20% from 111 to 133. If you're a seller, this month's data supports holding asking price.
Upp Serangoon Cres led with 3 transactions (2% of all town resale) at a median $656 psf — 9% above the town median. Upp Serangoon View followed with 3 transactions.
4-Room flats led resale activity in July 2026, accounting for 61 of 133 transactions (46%) at a median $590 psf. That flat type's PSF moved 2.0% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 853 Hougang Ctrl | Executive | 01 TO 03 | 1,528 | $1,288,000 | $843 | 69 years 08 months |
| 222 Hougang St 21 | Executive | 01 TO 03 | 1,572 | $1,208,000 | $769 | 65 years 03 months |
| 475A Upp Serangoon Cres | 5-Room | 13 TO 15 | 1,206 | $1,076,000 | $893 | 87 years 04 months |
| 221 Hougang St 21 | Executive | 07 TO 09 | 1,593 | $1,075,000 | $675 | 65 years 04 months |
| 377A Hougang St 32 | 5-Room | 16 TO 18 | 1,227 | $1,073,888 | $875 | 94 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 995B Buangkok Cres | 2-Room | 13 TO 15 | 506 | $410,000 | $810 | 92 years 02 months |
| 986B Buangkok Cres | 2-Room | 10 TO 12 | 506 | $390,000 | $771 | 84 years 11 months |
| 995B Buangkok Cres | 2-Room | 01 TO 03 | 409 | $360,000 | $880 | 92 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 365C Upp Serangoon Rd | 3-Room | 16 TO 18 | 721 | $653,000 | $905 | 90 years 08 months |
| 932A Hougang Ave 9 | 3-Room | 13 TO 15 | 721 | $600,000 | $832 | 90 years 05 months |
| 471B Upp Serangoon Cres | 3-Room | 13 TO 15 | 721 | $578,000 | $801 | 87 years 11 months |
| 473B Upp Serangoon Cres | 3-Room | 10 TO 12 | 732 | $568,000 | $776 | 89 years 11 months |
| 473A Upp Serangoon Cres | 3-Room | 07 TO 09 | 732 | $540,000 | $738 | 90 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 476C Upp Serangoon View | 4-Room | 10 TO 12 | 1,023 | $828,000 | $810 | 88 years 09 months |
| 377B Hougang St 32 | 4-Room | 13 TO 15 | 1,012 | $825,888 | $816 | 94 years 01 month |
| 477A Upp Serangoon View | 4-Room | 16 TO 18 | 1,023 | $805,000 | $787 | 88 years 09 months |
| 476C Upp Serangoon View | 4-Room | 10 TO 12 | 990 | $786,888 | $795 | 88 years 08 months |
| 837 Hougang Ctrl | 4-Room | 04 TO 06 | 1,066 | $763,000 | $716 | 69 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 475A Upp Serangoon Cres | 5-Room | 13 TO 15 | 1,206 | $1,076,000 | $893 | 87 years 04 months |
| 377A Hougang St 32 | 5-Room | 16 TO 18 | 1,227 | $1,073,888 | $875 | 94 years 02 months |
| 476B Upp Serangoon View | 5-Room | 16 TO 18 | 1,238 | $992,000 | $801 | 88 years 09 months |
| 238 Hougang Ave 1 | 5-Room | 10 TO 12 | 1,464 | $975,000 | $666 | 57 years 02 months |
| 476C Upp Serangoon View | 5-Room | 16 TO 18 | 1,206 | $960,000 | $796 | 88 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 853 Hougang Ctrl | Executive | 01 TO 03 | 1,528 | $1,288,000 | $843 | 69 years 08 months |
| 222 Hougang St 21 | Executive | 01 TO 03 | 1,572 | $1,208,000 | $769 | 65 years 03 months |
| 221 Hougang St 21 | Executive | 07 TO 09 | 1,593 | $1,075,000 | $675 | 65 years 04 months |
| 132 Lor Ah Soo | Executive | 10 TO 12 | 1,690 | $1,058,000 | $626 | 57 years 03 months |
| 634 Hougang Ave 8 | Executive | 10 TO 12 | 1,593 | $1,000,000 | $628 | 60 years 03 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 80-89 years remaining trade at $772 psf against $536 psf for the under-60 band, a 31% 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 | 3312-mo avg · 33 transactions | $385,000 | $791 |
| 80-89 years | 1112-mo avg · 11 transactions | $372,000 | $735 |
| 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 | 3612-mo avg · 36 transactions | $547,000 | $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 | 5 | $438,000 | $627 |
| under-60 years | 15 | $440,000 | $581 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 10 | $669,944 | $669 |
| 80-89 years | 8 | $686,500 | $690 |
| 70-79 years | 15 | $624,888 | $586 |
| 60-69 years | 10 | $587,500 | $574 |
| under-60 years | 18 | $555,000 | $527 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 1912-mo avg · 19 transactions | $828,000 | $681 |
| 80-89 years | 6 | $930,444 | $772 |
| 70-79 years | 16 | $751,444 | $581 |
| 60-69 years | 5 | $818,000 | $639 |
| under-60 years | 4712-mo avg · 47 transactions | $732,000 | $536 |
| 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 | 2412-mo avg · 24 transactions | $880,944 | $597 |
| 60-69 years | 6 | $1,037,500 | $651 |
| under-60 years | 5 | $916,000 | $567 |
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 softening (-3.6% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 3 | 3 | $2,800/mo |
| Hougang Ave 1 | 2 | $2,500/mo |
| Hougang Ave 3 | 2 | $2,475/mo |
Rents firming (+3.1% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang St 11 | 2 | $3,550/mo |
| Hougang St 91 | 2 | $3,225/mo |
| Hougang St 91 | 2 | $3,350/mo |
Rents holding steady (-1.4% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Cres | 1 | $3,600/mo |
| Buangkok Cres | 1 | $3,600/mo |
| Buangkok Link | 1 | $2,800/mo |
Rents firming (+17.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 6 | 2 | $4,100/mo |
| Hougang Ave 6 | 1 | $3,400/mo |
| Hougang Ave 9 | 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 July 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 31% 5-Room lease-decay spread between the 80-89 and under-60 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.
51 leases over the trailing 12 months (12-mo avg · 51 leases) — this month's count is too thin for a MoM read. Currently +20.4% vs the region median.
Get a Free ValuationSoftening (-2.7% MoM) — buyers may push back on this flat type.
Rental softening, -3.6% MoM — price with that in mind (41 leases last month). Currently -5.8% vs the region median.
Get a Free ValuationRising (+2.0% MoM) — expect less room to negotiate on this flat type.
Rental strong, +3.1% MoM — supports pricing (57 leases last month). Currently -7.4% vs the region median.
Get a Free ValuationRising (+10.4% MoM) — expect less room to negotiate on this flat type.
Rental steady, -1.4% MoM (27 leases last month). Currently -2.5% vs the region median.
Get a Free ValuationSoftening (-2.2% MoM) — buyers may push back on this flat type.
Rental strong, +17.6% MoM — supports pricing (8 leases last month). Currently -4.0% vs the region median.
Get a Free Valuation12-mo avg · 51 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-3.6% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 3 | 3 | $2,800/mo |
| Hougang Ave 1 | 2 | $2,500/mo |
| Hougang Ave 3 | 2 | $2,475/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.1% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Hougang St 11 | 2 | $3,550/mo |
| Hougang St 91 | 2 | $3,225/mo |
| Hougang St 91 | 2 | $3,350/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (-1.4% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Cres | 1 | $3,600/mo |
| Buangkok Cres | 1 | $3,600/mo |
| Buangkok Link | 1 | $2,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+17.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 6 | 2 | $4,100/mo |
| Hougang Ave 6 | 1 | $3,400/mo |
| Hougang Ave 9 | 1 | $3,400/mo |
Low/High = P25–P75 rent range this month.
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