Hougang is trading about 4% below the wider region median — that gap is worth understanding before you make a move here.
Volume eased slightly in Hougang in September 2026, with 117 resale transactions compared to 128 in August. Month-on-month, the town median PSF edged up 1.3% to $601 — a constructive signal for sellers. The town sits below the regional median of $628 psf (-4.3%).
Verified as of 24 Oct 2026 · Latest resale data through Sep 2026 · Latest rental data through Sep 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 | $601 | — |
| North-East Region | $628 | +4.5% |
| Island Wide | $595 | -1.0% |
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 St 22 | 3 transactions | $578 |
| Upp Serangoon Cres | 3 transactions | $717 |
| Upp Serangoon Rd | 3 transactions | $759 |
| Upp Serangoon Cres | 2 transactions | $807 |
| Buangkok Cres | 2 transactions | $666 |
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 | 117 | $520,000 | $688,000 | $865,000 | $601 |
| 2-Room | 5 | $375,000 | $390,000 | $395,000 | $781 |
| 3-Room | 22 | $428,000 | $443,500 | $460,000 | $595 |
| 4-Room | 43 | $575,000 | $650,000 | $689,000 | $593 |
| 5-Room | 25 | $730,888 | $820,000 | $900,000 | $645 |
| Executive | 22 | $938,200 | $969,000 | $997,500 | $600 |
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.
September 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $601 median PSF represents a 1.3% gain against August's $593. Transaction count fell 9% from 128 to 117. If you're a seller, this month's data supports holding asking price.
Hougang St 22 led with 3 transactions (3% of all town resale) at a median $578 psf — near the town median. Upp Serangoon Cres followed with 3 transactions.
4-Room flats led resale activity in September 2026, accounting for 43 of 117 transactions (37%) at a median $593 psf. That flat type's PSF moved 4.4% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 221 Hougang St 21 | Executive | 07 TO 09 | 1,593 | $1,292,000 | $811 | 65 years 01 month |
| 377B Hougang St 32 | 5-Room | 19 TO 21 | 1,227 | $1,180,000 | $962 | 94 years |
| 430 Hougang Ave 6 | Executive | 01 TO 03 | 1,658 | $1,060,000 | $639 | 61 years 07 months |
| 578 Hougang Ave 4 | Executive | 07 TO 09 | 1,507 | $1,028,000 | $682 | 70 years 02 months |
| 377A Hougang St 32 | 5-Room | 04 TO 06 | 1,227 | $1,020,000 | $831 | 94 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 993B Buangkok Link | 2-Room | 07 TO 09 | 506 | $405,000 | $801 | 93 years 05 months |
| 991B Buangkok Link | 2-Room | 01 TO 03 | 506 | $395,000 | $781 | 91 years 09 months |
| 995A Buangkok Cres | 2-Room | 04 TO 06 | 506 | $390,000 | $771 | 92 years 01 month |
| 998B Buangkok Cres | 2-Room | 01 TO 03 | 506 | $375,000 | $741 | 92 years 04 months |
| 995B Buangkok Cres | 2-Room | 07 TO 09 | 409 | $368,000 | $900 | 92 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 476A Upp Serangoon View | 3-Room | 16 TO 18 | 721 | $610,000 | $846 | 88 years 07 months |
| 991A Buangkok Link | 3-Room | 07 TO 09 | 732 | $520,000 | $710 | 91 years 10 months |
| 241 Hougang St 22 | 3-Room | 10 TO 12 | 829 | $495,000 | $597 | 57 years 08 months |
| 665 Hougang Ave 4 | 3-Room | 10 TO 12 | 797 | $480,000 | $603 | 61 years 04 months |
| 240 Hougang St 22 | 3-Room | 07 TO 09 | 797 | $478,000 | $600 | 57 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 365C Upp Serangoon Rd | 4-Room | 07 TO 09 | 990 | $828,000 | $836 | 90 years 06 months |
| 475D Upp Serangoon Cres | 4-Room | 16 TO 18 | 990 | $810,000 | $818 | 87 years 02 months |
| 475A Upp Serangoon Cres | 4-Room | 07 TO 09 | 990 | $780,000 | $788 | 87 years 03 months |
| 365C Upp Serangoon Rd | 4-Room | 04 TO 06 | 1,001 | $760,000 | $759 | 90 years 06 months |
| 476B Upp Serangoon View | 4-Room | 13 TO 15 | 990 | $758,000 | $765 | 88 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 377B Hougang St 32 | 5-Room | 19 TO 21 | 1,227 | $1,180,000 | $962 | 94 years |
| 377A Hougang St 32 | 5-Room | 04 TO 06 | 1,227 | $1,020,000 | $831 | 94 years |
| 475A Upp Serangoon Cres | 5-Room | 07 TO 09 | 1,206 | $995,888 | $826 | 87 years 03 months |
| 475B Upp Serangoon Cres | 5-Room | 10 TO 12 | 1,173 | $990,000 | $844 | 87 years 03 months |
| 231 Hougang St 21 | 5-Room | 04 TO 06 | 1,507 | $988,888 | $656 | 57 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 221 Hougang St 21 | Executive | 07 TO 09 | 1,593 | $1,292,000 | $811 | 65 years 01 month |
| 430 Hougang Ave 6 | Executive | 01 TO 03 | 1,658 | $1,060,000 | $639 | 61 years 07 months |
| 578 Hougang Ave 4 | Executive | 07 TO 09 | 1,507 | $1,028,000 | $682 | 70 years 02 months |
| 428 Hougang Ave 6 | Executive | 01 TO 03 | 1,572 | $1,008,000 | $641 | 62 years 10 months |
| 705 Hougang Ave 2 | Executive | 10 TO 12 | 1,593 | $1,000,000 | $628 | 58 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.
4-Room flats in Hougang show a real lease-decay gap — units with 80-89 years remaining trade at $732 psf against $526 psf for the under-60 band, a 28% 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 | 5 | $390,000 | $781 |
| 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 | 3512-mo avg · 35 transactions | $546,000 | $745 |
| 80-89 years | 2912-mo avg · 29 transactions | $558,000 | $774 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 4812-mo avg · 48 transactions | $446,944 | $613 |
| under-60 years | 16 | $438,844 | $585 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 9 | $680,000 | $687 |
| 80-89 years | 8 | $725,000 | $732 |
| 70-79 years | 7 | $595,000 | $562 |
| 60-69 years | 9 | $620,000 | $551 |
| under-60 years | 10 | $547,500 | $526 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2412-mo avg · 24 transactions | $907,944 | $743 |
| 80-89 years | 5 | $900,000 | $747 |
| 70-79 years | 7812-mo avg · 78 transactions | $756,500 | $588 |
| 60-69 years | 6 | $724,444 | $552 |
| under-60 years | 7 | $770,000 | $554 |
| 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 | 2812-mo avg · 28 transactions | $888,888 | $599 |
| 60-69 years | 9 | $988,000 | $621 |
| under-60 years | 9 | $960,000 | $594 |
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 (-2.2% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Cres | 2 | $2,300/mo |
| Buangkok Cres | 2 | $2,400/mo |
| Buangkok Cres | 1 | $2,200/mo |
Rents softening (-3.6% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 1 | 2 | $2,888/mo |
| Hougang Ave 3 | 2 | $3,050/mo |
| Hougang Ave 5 | 2 | $2,800/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 4 | 2 | $3,075/mo |
| Hougang Ave 6 | 2 | $2,750/mo |
| Hougang Ave 8 | 2 | $3,150/mo |
Rents firming (+2.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Cres | 1 | $3,400/mo |
| Buangkok Cres | 1 | $3,200/mo |
| Hougang Ave 10 | 1 | $1,900/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang St 52 | 2 | $4,250/mo |
| Hougang Ave 10 | 1 | $2,800/mo |
| Hougang Ave 5 | 1 | $2,700/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 September 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 28% 4-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.
Rental softening, -2.2% MoM — price with that in mind (8 leases last month). Currently +24.3% vs the region median.
Get a Free ValuationSoftening (-8.9% MoM) — buyers may push back on this flat type.
Rental softening, -3.6% MoM — price with that in mind (37 leases last month). Currently -5.2% vs the region median.
Get a Free ValuationRising (+4.4% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (72 leases last month). Currently -5.6% vs the region median.
Get a Free ValuationRising (+4.8% MoM) — expect less room to negotiate on this flat type.
Rental strong, +2.9% MoM — supports pricing (18 leases last month). Currently +2.7% vs the region median.
Get a Free ValuationSoftening (-3.0% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (10 leases last month). Currently -4.4% vs the region median.
Get a Free ValuationRents softening (-2.2% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Cres | 2 | $2,300/mo |
| Buangkok Cres | 2 | $2,400/mo |
| Buangkok Cres | 1 | $2,200/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-3.6% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 1 | 2 | $2,888/mo |
| Hougang Ave 3 | 2 | $3,050/mo |
| Hougang Ave 5 | 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 |
|---|---|---|
| Hougang Ave 4 | 2 | $3,075/mo |
| Hougang Ave 6 | 2 | $2,750/mo |
| Hougang Ave 8 | 2 | $3,150/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Cres | 1 | $3,400/mo |
| Buangkok Cres | 1 | $3,200/mo |
| Hougang Ave 10 | 1 | $1,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Hougang St 52 | 2 | $4,250/mo |
| Hougang Ave 10 | 1 | $2,800/mo |
| Hougang Ave 5 | 1 | $2,700/mo |
Low/High = P25–P75 rent range this month.
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