Blk 445 Hougang Ave 8
Completed 1989 · 13 storeys · 96 flats · 63 years 07 months remaining · 19 resale transactions on record · median household income in Hougang: $8,500/mo
13 storeys · completed 1989 · shops below
What the record shows
A 4-room here sold for $610,000 in Sept 2025. The same flat type in this block averaged $460,472 in 2021 — a gain of $149,528 — about $82 a day while the owner slept.
This block crosses 60 years remaining in 2029 — the line where CPF usage rules begin tightening for buyers. In Hougang over the last two years, flats below that line sold at a median 10% below their younger neighbours' PSF (808 sales).
Across Hougang, roughly 285 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 — new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months — official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Hougang median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $3,100/mo | $2,600–$3,600 | $3,200/mo | — | 5 |
Price trend
median PSF by year · ━ this block · ╌ Hougang · gaps = years with no sales here
Every recent sale HDB official record, latest 19
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Sept 2025 | 4 ROOM | 01 to 03 | 105 | $610,000 | $540 | 63y 07m |
| Jun 2025 | 4 ROOM | 10 to 12 | 103 | $690,000 | $622 | 63y 10m |
| Jul 2023 | 4 ROOM | 07 to 09 | 103 | $550,000 | $496 | 65y 10m |
| Mar 2023 | 4 ROOM | 01 to 03 | 105 | $500,000 | $442 | 66y 01m |
| Nov 2021 | 4 ROOM | 13 to 15 | 105 | $480,000 | $425 | 67y 06m |
| Jun 2021 | 4 ROOM | 04 to 06 | 105 | $415,000 | $367 | 67y 11m |
| Jun 2021 | 4 ROOM | 04 to 06 | 113 | $503,888 | $414 | 67y 11m |
| Jan 2021 | 4 ROOM | 10 to 12 | 103 | $443,000 | $400 | 68y 05m |
| Mar 2020 | 4 ROOM | 10 to 12 | 105 | $445,000 | $394 | 69y 01m |
| Mar 2019 | 4 ROOM | 07 to 09 | 105 | $410,000 | $363 | 70y 01m |
| Feb 2019 | 4 ROOM | 07 to 09 | 105 | $430,000 | $380 | 70y 02m |
| Sept 2018 | 4 ROOM | 01 to 03 | 105 | $355,000 | $314 | 70y 07m |
| Apr 2018 | 4 ROOM | 10 to 12 | 105 | $422,000 | $373 | 71y 01m |
| Apr 2018 | 4 ROOM | 07 to 09 | 105 | $396,000 | $350 | 71y |
| Dec 2017 | 4 ROOM | 01 to 03 | 105 | $360,000 | $319 | 71y 04m |
| Dec 2017 | 4 ROOM | 10 to 12 | 113 | $375,000 | $308 | 71y 04m |
| May 2017 | 4 ROOM | 10 to 12 | 105 | $425,000 | $376 | 71y 11m |
| Mar 2017 | 4 ROOM | 13 to 15 | 113 | $455,000 | $374 | 72y 01m |
| Jan 2017 | 4 ROOM | 04 to 06 | 105 | $430,000 | $380 | 72y 03m |
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address — distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Condos nearby
The private premium, measured: the nearest condo trades at 2.6×this block’s PSF.
See Blk 445 Hougang Ave 8 in 3D
Fly into the neighbourhood — every condo around your block, colour-coded by price, yield and gains. Ask the AI anything about the area.
See it in 3D — free