Hougang is trading about 5% below the wider region median — that gap is worth understanding before you make a move here.
Volume eased slightly in Hougang in June 2026, with 111 resale transactions compared to 114 in May. Month-on-month, the town median PSF softened 2.4% to $595 — giving buyers a softer entry point. The town sits below the regional median of $628 psf (-5.2%).
Verified as of 3 Aug 2026 · Latest resale data through Jun 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 | $595 | — |
| North-East Region | $628 | +5.5% |
| Island Wide | $601 | +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 |
|---|---|---|
| Upp Serangoon Cres | 3 transactions | $762 |
| Upp Serangoon Cres | 3 transactions | $694 |
| Buangkok Green | 2 transactions | $712 |
| Hougang Ave 3 | 2 transactions | $592 |
| Hougang Ave 3 | 2 transactions | $534 |
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 | 111 | $516,500 | $600,000 | $730,000 | $595 |
| 2-Room | 4 | $365,000 | $371,000 | $376,500 | $751 |
| 3-Room | 27 | $419,444 | $442,888 | $497,500 | $617 |
| 4-Room | 54 | $551,322 | $605,444 | $702,500 | $578 |
| 5-Room | 16 | $697,250 | $730,000 | $777,500 | $563 |
| Executive | 10 | $918,000 | $989,000 | $1,073,500 | $626 |
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.
June 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $595 median PSF represents a 2.4% dip against May's $610. Transaction count fell 3% from 114 to 111. If you're a buyer, this is a reasonable window to negotiate.
Upp Serangoon Cres led with 3 transactions (3% of all town resale) at a median $762 psf — 28% above the town median. Upp Serangoon Cres followed with 3 transactions.
4-Room flats led resale activity in June 2026, accounting for 54 of 111 transactions (49%) at a median $578 psf. That flat type's PSF moved 5.2% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 853 Hougang Ctrl | Executive | 04 TO 06 | 1,475 | $1,275,000 | $865 | 69 years 09 months |
| 377A Hougang St 32 | 5-Room | 19 TO 21 | 1,227 | $1,130,000 | $921 | 94 years 02 months |
| 428 Hougang Ave 6 | Executive | 07 TO 09 | 1,604 | $1,100,000 | $686 | 63 years 01 month |
| 449 Hougang Ave 10 | Executive | 10 TO 12 | 1,593 | $1,098,000 | $689 | 63 years 07 months |
| 538 Hougang St 52 | Executive | 07 TO 09 | 1,582 | $1,000,000 | $632 | 65 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 998A Buangkok Cres | 2-Room | 10 TO 12 | 506 | $390,000 | $771 | 92 years 07 months |
| 995B Buangkok Cres | 2-Room | 13 TO 15 | 409 | $372,000 | $909 | 92 years 04 months |
| 987B Buangkok Green | 2-Room | 07 TO 09 | 506 | $370,000 | $731 | 87 years 09 months |
| 987B Buangkok Green | 2-Room | 04 TO 06 | 506 | $350,000 | $692 | 87 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 364A Upp Serangoon Rd | 3-Room | 04 TO 06 | 721 | $603,000 | $836 | 90 years 08 months |
| 475D Upp Serangoon Cres | 3-Room | 04 TO 06 | 721 | $560,000 | $776 | 87 years 06 months |
| 994B Buangkok Link | 3-Room | 13 TO 15 | 743 | $553,200 | $745 | 93 years 07 months |
| 470B Upp Serangoon Cres | 3-Room | 10 TO 12 | 721 | $548,000 | $760 | 88 years |
| 174A Hougang Ave 1 | 3-Room | 13 TO 15 | 710 | $530,000 | $746 | 86 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 377A Hougang St 32 | 4-Room | 10 TO 12 | 1,012 | $850,000 | $840 | 94 years 02 months |
| 477B Upp Serangoon View | 4-Room | 16 TO 18 | 1,023 | $848,888 | $830 | 88 years 09 months |
| 377B Hougang St 32 | 4-Room | 13 TO 15 | 1,012 | $815,000 | $805 | 94 years 03 months |
| 477B Upp Serangoon View | 4-Room | 10 TO 12 | 1,023 | $815,000 | $797 | 88 years 10 months |
| 475B Upp Serangoon Cres | 4-Room | 07 TO 09 | 990 | $790,000 | $798 | 87 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 377A Hougang St 32 | 5-Room | 19 TO 21 | 1,227 | $1,130,000 | $921 | 94 years 02 months |
| 838 Hougang Ctrl | 5-Room | 10 TO 12 | 1,259 | $955,000 | $758 | 69 years 09 months |
| 465 Upp Serangoon Rd | 5-Room | 04 TO 06 | 1,313 | $835,000 | $636 | 65 years 04 months |
| 927 Hougang St 91 | 5-Room | 10 TO 12 | 1,292 | $785,000 | $608 | 71 years 07 months |
| 468 Hougang Ave 8 | 5-Room | 04 TO 06 | 1,302 | $775,000 | $595 | 65 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 853 Hougang Ctrl | Executive | 04 TO 06 | 1,475 | $1,275,000 | $865 | 69 years 09 months |
| 428 Hougang Ave 6 | Executive | 07 TO 09 | 1,604 | $1,100,000 | $686 | 63 years 01 month |
| 449 Hougang Ave 10 | Executive | 10 TO 12 | 1,593 | $1,098,000 | $689 | 63 years 07 months |
| 538 Hougang St 52 | Executive | 07 TO 09 | 1,582 | $1,000,000 | $632 | 65 years 04 months |
| 141 Lor Ah Soo | Executive | 04 TO 06 | 1,572 | $998,000 | $635 | 57 years 08 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 $760 psf against $536 psf for the under-60 band, a 29% 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 | 3612-mo avg · 36 transactions | $381,944 | $772 |
| 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 | 3912-mo avg · 39 transactions | $545,000 | $741 |
| 80-89 years | 5 | $530,000 | $746 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 5612-mo avg · 56 transactions | $449,000 | $614 |
| under-60 years | 17 | $425,000 | $581 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 11 | $695,000 | $694 |
| 80-89 years | 10 | $752,500 | $760 |
| 70-79 years | 9 | $600,000 | $571 |
| 60-69 years | 7 | $552,888 | $558 |
| under-60 years | 17 | $550,000 | $536 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 1912-mo avg · 19 transactions | $818,000 | $673 |
| 80-89 years | 2112-mo avg · 21 transactions | $898,888 | $742 |
| 70-79 years | 6 | $730,000 | $563 |
| 60-69 years | 6 | $767,500 | $587 |
| under-60 years | 4912-mo avg · 49 transactions | $725,000 | $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 | 2612-mo avg · 26 transactions | $880,944 | $597 |
| 60-69 years | 5 | $1,098,000 | $686 |
| under-60 years | 2812-mo avg · 28 transactions | $982,500 | $597 |
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.
PSF softened 2.4% in June 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 29% 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.
51 leases over the trailing 12 months (12-mo avg · 51 leases) — this month's count is too thin for a MoM read. Currently +21.5% vs the region median.
Get a Free ValuationFlat (+0.7% MoM) — anchor to recent comparables.
Rental softening, -3.6% MoM — price with that in mind (41 leases last month). Currently -1.8% vs the region median.
Get a Free ValuationSoftening (-5.2% MoM) — buyers may push back on this flat type.
Rental strong, +3.1% MoM — supports pricing (57 leases last month). Currently -8.0% vs the region median.
Get a Free ValuationFlat (+0.7% MoM) — anchor to recent comparables.
Rental steady, -1.4% MoM (27 leases last month). Currently -10.4% vs the region median.
Get a Free ValuationFlat (+1.5% MoM) — anchor to recent comparables.
Rental strong, +17.6% MoM — supports pricing (8 leases last month). Currently -0.4% 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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