Hougang is trading about 4% below the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Hougang in May 2026, with 114 resale transactions compared to 93 in April. Month-on-month, the town median PSF edged up 2.2% to $610 — a constructive signal for sellers. The town sits below the regional median of $638 psf (-4.4%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $610 | — |
| North-East Region | $638 | +4.6% |
| Island Wide | $602 | -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 St 32 | 3 transactions | $810 |
| Buangkok Link | 2 transactions | $737 |
| Hougang St 61 | 2 transactions | $629 |
| Buangkok Cres | 2 transactions | $720 |
| Hougang Ave 2 | 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 | 114 | $515,750 | $636,500 | $776,000 | $610 |
| 2-Room | 4 | $387,472 | $393,000 | $403,000 | $777 |
| 3-Room | 23 | $428,500 | $450,000 | $472,500 | $613 |
| 4-Room | 55 | $585,000 | $628,000 | $712,500 | $609 |
| 5-Room | 18 | $693,250 | $724,944 | $804,750 | $559 |
| Executive | 14 | $928,166 | $986,500 | $1,040,000 | $616 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $610 median PSF represents a 2.2% gain against April's $597. Transaction count rose 23% from 93 to 114. If you're a seller, this month's data supports holding asking price.
Hougang St 32 led with 3 transactions (3% of all town resale) at a median $810 psf — 33% above the town median. Buangkok Link followed with 2 transactions.
4-Room flats led resale activity in May 2026, accounting for 55 of 114 transactions (48%) at a median $609 psf. That flat type's PSF moved 2.4% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 222 Hougang St 21 | Executive | 01 TO 03 | 1,679 | $1,232,888 | $734 | 65 years 05 months |
| 375 Hougang St 31 | Executive | 10 TO 12 | 1,518 | $1,177,700 | $776 | 72 years 07 months |
| 377A Hougang St 32 | 5-Room | 13 TO 15 | 1,227 | $1,055,000 | $860 | 94 years 03 months |
| 407 Hougang Ave 10 | Executive | 07 TO 09 | 1,647 | $1,055,000 | $641 | 59 years 05 months |
| 522 Hougang Ave 6 | Executive | 04 TO 06 | 1,561 | $1,050,000 | $673 | 60 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 995C Buangkok Cres | 2-Room | 16 TO 18 | 506 | $418,000 | $826 | 92 years 05 months |
| 994B Buangkok Link | 2-Room | 13 TO 15 | 506 | $398,000 | $787 | 93 years 09 months |
| 986A Buangkok Cres | 2-Room | 04 TO 06 | 506 | $388,000 | $767 | 85 years |
| 987B Buangkok Green | 2-Room | 10 TO 12 | 506 | $385,888 | $763 | 87 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 473B Upp Serangoon Cres | 3-Room | 16 TO 18 | 732 | $570,000 | $779 | 90 years 02 months |
| 986B Buangkok Cres | 3-Room | 13 TO 15 | 721 | $520,000 | $721 | 85 years |
| 986B Buangkok Cres | 3-Room | 10 TO 12 | 721 | $518,000 | $718 | 85 years 01 month |
| 174A Hougang Ave 1 | 3-Room | 07 TO 09 | 710 | $508,000 | $715 | 86 years 08 months |
| 114 Hougang Ave 1 | 3-Room | 04 TO 06 | 850 | $485,000 | $570 | 54 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 365C Upp Serangoon Rd | 4-Room | 16 TO 18 | 990 | $885,000 | $894 | 90 years 09 months |
| 377B Hougang St 32 | 4-Room | 10 TO 12 | 1,012 | $842,000 | $832 | 94 years 03 months |
| 475C Upp Serangoon Cres | 4-Room | 16 TO 18 | 990 | $836,880 | $845 | 87 years 07 months |
| 475D Upp Serangoon Cres | 4-Room | 13 TO 15 | 990 | $820,000 | $828 | 87 years 07 months |
| 377B Hougang St 32 | 4-Room | 10 TO 12 | 1,012 | $820,000 | $810 | 94 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 377A Hougang St 32 | 5-Room | 13 TO 15 | 1,227 | $1,055,000 | $860 | 94 years 03 months |
| 377A Hougang St 32 | 5-Room | 13 TO 15 | 1,227 | $1,038,000 | $846 | 94 years 04 months |
| 836 Hougang Ctrl | 5-Room | 07 TO 09 | 1,249 | $898,888 | $720 | 70 years 01 month |
| 477A Upp Serangoon View | 5-Room | 04 TO 06 | 1,206 | $888,888 | $737 | 88 years 11 months |
| 835 Hougang Ctrl | 5-Room | 10 TO 12 | 1,313 | $808,000 | $615 | 65 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 222 Hougang St 21 | Executive | 01 TO 03 | 1,679 | $1,232,888 | $734 | 65 years 05 months |
| 375 Hougang St 31 | Executive | 10 TO 12 | 1,518 | $1,177,700 | $776 | 72 years 07 months |
| 407 Hougang Ave 10 | Executive | 07 TO 09 | 1,647 | $1,055,000 | $641 | 59 years 05 months |
| 522 Hougang Ave 6 | Executive | 04 TO 06 | 1,561 | $1,050,000 | $673 | 60 years 04 months |
| 712 Hougang Ave 2 | Executive | 04 TO 06 | 1,679 | $1,010,000 | $601 | 59 years 02 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 $766 psf against $544 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 | 4312-mo avg · 43 transactions | $383,000 | $771 |
| 80-89 years | 912-mo avg · 9 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 | 4112-mo avg · 41 transactions | $540,000 | $735 |
| 80-89 years | 2812-mo avg · 28 transactions | $550,000 | $763 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 5 | $450,000 | $610 |
| under-60 years | 14 | $445,000 | $604 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 15 | $708,888 | $702 |
| 80-89 years | 10 | $758,500 | $766 |
| 70-79 years | 8 | $611,500 | $574 |
| 60-69 years | 9 | $570,000 | $557 |
| under-60 years | 13 | $570,000 | $544 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2012-mo avg · 20 transactions | $810,944 | $667 |
| 80-89 years | 2412-mo avg · 24 transactions | $898,444 | $743 |
| 70-79 years | 6 | $753,888 | $584 |
| 60-69 years | 6 | $708,000 | $541 |
| under-60 years | 5012-mo avg · 50 transactions | $745,000 | $537 |
| 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 | $881,888 | $597 |
| 60-69 years | 5 | $983,000 | $627 |
| under-60 years | 5 | $1,008,888 | $605 |
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 holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 1 | 2 | $2,950/mo |
| Hougang Ave 2 | 2 | $2,800/mo |
| Hougang Ave 3 | 2 | $2,725/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 10 | 3 | $3,500/mo |
| Hougang Ave 1 | 2 | $2,750/mo |
| Hougang Ave 8 | 2 | $3,100/mo |
Rents holding steady (-1.4% MoM) on steady lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Link | 2 | $3,100/mo |
| Hougang Ave 10 | 1 | $3,800/mo |
| Hougang Ave 4 | 1 | $2,900/mo |
Rents softening (-8.1% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 10 | 1 | $3,400/mo |
| Hougang Ave 2 | 1 | $3,500/mo |
| Hougang Ave 7 | 1 | $2,500/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.
May 2026 was an active month for Hougang — prices and volume moved up together. That's a stronger read than PSF gains on thin activity. When volume confirms price, it's real. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. 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.
56 leases over the trailing 12 months (12-mo avg · 56 leases) — this month's count is too thin for a MoM read. Currently +19.6% vs the region median.
Get a Free ValuationSoftening (-3.7% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (37 leases last month). Currently -4.0% vs the region median.
Get a Free ValuationRising (+2.4% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (48 leases last month). Currently -4.5% vs the region median.
Get a Free ValuationSoftening (-2.6% MoM) — buyers may push back on this flat type.
Rental steady, -1.4% MoM (21 leases last month). Currently -12.4% vs the region median.
Get a Free ValuationRising (+2.5% MoM) — expect less room to negotiate on this flat type.
Rental softening, -8.1% MoM — price with that in mind (9 leases last month). Currently -3.4% vs the region median.
Get a Free Valuation12-mo avg · 56 leases
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 1 | 2 | $2,950/mo |
| Hougang Ave 2 | 2 | $2,800/mo |
| Hougang Ave 3 | 2 | $2,725/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 10 | 3 | $3,500/mo |
| Hougang Ave 1 | 2 | $2,750/mo |
| Hougang Ave 8 | 2 | $3,100/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (-1.4% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Buangkok Link | 2 | $3,100/mo |
| Hougang Ave 10 | 1 | $3,800/mo |
| Hougang Ave 4 | 1 | $2,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-8.1% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Hougang Ave 10 | 1 | $3,400/mo |
| Hougang Ave 2 | 1 | $3,500/mo |
| Hougang Ave 7 | 1 | $2,500/mo |
Low/High = P25–P75 rent range this month.
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