Blk 528 Hougang Ave 6
Completed 1986 · 12 storeys · 110 flats · 60 years 08 months remaining · 20 resale transactions on record · median household income in Hougang: $8,500/mo
12 storeys · completed 1986 · shops below
What the record shows
In this block, 3-room flats from floor 8 up have sold for a median of $502,000 — $54,000 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2026 — the line where CPF usage rules tighten 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,600/mo | $2,350–$3,000 | $2,700/mo | — | 5 |
| 4-ROOM | $3,400/mo | $3,400–$3,400 | $3,200/mo | — | 1 |
Price trend
median PSF by year · ━ this block · ╌ Hougang · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 13 sales — do higher floors really fetch more here?
Every recent sale HDB official record, latest 20
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 3 ROOM | 10 to 12 | 74 | $508,000 | $638 | 60y 08m |
| Mar 2026 | 3 ROOM | 07 to 09 | 74 | $510,000 | $640 | 60y 10m |
| Dec 2025 | 3 ROOM | 10 to 12 | 74 | $496,000 | $623 | 61y |
| Nov 2025 | 3 ROOM | 07 to 09 | 74 | $488,000 | $613 | 61y 01m |
| Jul 2025 | 3 ROOM | 01 to 03 | 74 | $455,000 | $571 | 61y 04m |
| Nov 2024 | 3 ROOM | 04 to 06 | 74 | $448,000 | $562 | 62y 01m |
| Feb 2024 | 3 ROOM | 04 to 06 | 74 | $450,000 | $565 | 62y 09m |
| Nov 2023 | 4 ROOM | 10 to 12 | 104 | $575,000 | $514 | 63y 01m |
| Apr 2023 | 3 ROOM | 07 to 09 | 74 | $430,000 | $540 | 63y 07m |
| Feb 2023 | 3 ROOM | 01 to 03 | 74 | $400,000 | $502 | 63y 11m |
| Dec 2022 | 4 ROOM | 10 to 12 | 104 | $560,000 | $500 | 64y |
| Aug 2022 | 4 ROOM | 01 to 03 | 105 | $490,000 | $434 | 64y 04m |
| Jul 2021 | 3 ROOM | 04 to 06 | 74 | $378,000 | $475 | 65y 04m |
| Oct 2020 | 3 ROOM | 01 to 03 | 74 | $285,000 | $358 | 66y 02m |
| Aug 2020 | 4 ROOM | 10 to 12 | 105 | $422,000 | $373 | 66y 04m |
| Jun 2020 | 3 ROOM | 01 to 03 | 74 | $280,000 | $352 | 66y 08m |
| Sept 2018 | 4 ROOM | 01 to 03 | 105 | $380,000 | $336 | 68y 02m |
| Nov 2017 | 3 ROOM | 04 to 06 | 74 | $318,000 | $399 | 69y 01m |
| May 2017 | 3 ROOM | 07 to 09 | 74 | $342,000 | $429 | 69y 07m |
| Mar 2017 | 3 ROOM | 01 to 03 | 74 | $332,000 | $417 | 69y 08m |
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 2.9×this block’s PSF.
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