Blk 116 Hougang Ave 1
Completed 1980 · 13 storeys · 142 flats · 54 years 03 months remaining · 21 resale transactions on record · median household income in Hougang: $8,500/mo
13 storeys · completed 1980
What the record shows
A 3-room here sold for $490,000 in Jul 2026. The same flat type in this block averaged $302,833 in 2020 - a gain of $187,167 - about $85 a day while the owner slept.
In this block, 3-room flats from floor 9 up have sold for a median of $442,500 - $7,500 less than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2020 - 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 (818 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 | $2,450/mo | $1,600–$2,700 | $2,700/mo | - | 6 |
| 4-ROOM | $3,200/mo | $2,800–$3,400 | $3,200/mo | - | 3 |
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 · 10 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 21
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | 04 to 06 | 82 | $490,000 | $555 | 54y 03m |
| Feb 2026 | 3 ROOM | 04 to 06 | 81 | $480,000 | $551 | 54y 08m |
| Sept 2025 | 4 ROOM | 01 to 03 | 91 | $498,888 | $509 | 55y |
| Sept 2025 | 3 ROOM | 10 to 12 | 82 | $482,000 | $546 | 55y 01m |
| Jun 2025 | 3 ROOM | 04 to 06 | 67 | $420,000 | $582 | 55y 04m |
| Jan 2025 | 3 ROOM | 10 to 12 | 82 | $480,000 | $544 | 55y 09m |
| Feb 2023 | 3 ROOM | 13 to 15 | 81 | $405,000 | $465 | 57y 07m |
| Sept 2022 | 3 ROOM | 07 to 09 | 67 | $395,000 | $548 | 58y 01m |
| May 2022 | 3 ROOM | 01 to 03 | 67 | $340,000 | $471 | 58y 05m |
| Apr 2022 | 3 ROOM | 10 to 12 | 67 | $350,000 | $485 | 58y 06m |
| Mar 2021 | 3 ROOM | 04 to 06 | 67 | $280,000 | $388 | 59y 08m |
| Mar 2021 | 3 ROOM | 04 to 06 | 67 | $279,000 | $387 | 59y 07m |
| Dec 2020 | 3 ROOM | 07 to 09 | 67 | $288,000 | $399 | 59y 10m |
| Aug 2020 | 3 ROOM | 10 to 12 | 67 | $280,000 | $388 | 60y 01m |
| Dec 2019 | 3 ROOM | 01 to 03 | 81 | $305,400 | $350 | 60y 10m |
| Nov 2019 | 3 ROOM | 13 to 15 | 82 | $310,000 | $351 | 60y 10m |
| May 2019 | 3 ROOM | 07 to 09 | 67 | $270,000 | $374 | 61y 04m |
| Mar 2018 | 3 ROOM | 07 to 09 | 67 | $261,000 | $362 | 62y 07m |
| Mar 2018 | 3 ROOM | 10 to 12 | 67 | $285,000 | $395 | 62y 06m |
| Nov 2017 | 3 ROOM | 04 to 06 | 67 | $270,000 | $374 | 62y 10m |
| Oct 2017 | 3 ROOM | 10 to 12 | 67 | $285,000 | $395 | 63y |
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
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
3-room median $55k below this block · 11 vs 5 sales
built 1981 · same generation
built 1981 · same generation
3-room median $25k below this block · 6 vs 5 sales
3-room median $28k below this block · 6 vs 5 sales
built 1981 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.