Blk 416 Hougang Ave 10
Completed 1984 · 10 storeys · 96 flats · 59 years 03 months remaining · 21 resale transactions on record · median household income in Hougang: $8,500/mo
10 storeys · completed 1984
What the record shows
In this block, 5-room flats from floor 7 up have sold for a median of $679,444 - $39,444 more than floors 3 and below, same flat type, same block.
This block crossed 60 years remaining in 2024 - 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 |
|---|---|---|---|---|---|
| 5-ROOM | $3,150/mo | $2,600–$3,700 | $3,500/mo | - | 2 |
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 · 11 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 |
|---|---|---|---|---|---|---|
| Aug 2025 | 5 ROOM | 01 to 03 | 120 | $640,000 | $495 | 59y 03m |
| Jul 2025 | 5 ROOM | 07 to 09 | 120 | $690,000 | $534 | 59y 03m |
| Nov 2024 | 4 ROOM | 07 to 09 | 97 | $610,000 | $584 | 60y |
| Aug 2024 | 5 ROOM | 04 to 06 | 120 | $720,000 | $557 | 60y 03m |
| Jul 2024 | 5 ROOM | 01 to 03 | 120 | $650,000 | $503 | 60y 04m |
| Apr 2024 | 4 ROOM | 07 to 09 | 98 | $560,000 | $531 | 60y 07m |
| Feb 2024 | 5 ROOM | 07 to 09 | 120 | $688,888 | $533 | 60y 09m |
| Jan 2024 | 5 ROOM | 07 to 09 | 120 | $670,000 | $519 | 60y 09m |
| Jun 2023 | 5 ROOM | 01 to 03 | 120 | $625,000 | $484 | 61y 05m |
| Aug 2022 | 5 ROOM | 10 to 12 | 120 | $648,000 | $502 | 62y 04m |
| Feb 2022 | 5 ROOM | 04 to 06 | 122 | $615,000 | $468 | 62y 09m |
| Feb 2021 | 4 ROOM | 04 to 06 | 98 | $430,000 | $408 | 63y 09m |
| Jun 2020 | 5 ROOM | 04 to 06 | 120 | $472,000 | $365 | 64y 05m |
| Jun 2019 | 4 ROOM | 07 to 09 | 97 | $365,000 | $350 | 65y 04m |
| Nov 2018 | 5 ROOM | 04 to 06 | 126 | $456,888 | $337 | 65y 11m |
| Nov 2018 | 5 ROOM | 04 to 06 | 120 | $430,000 | $333 | 66y |
| Oct 2018 | 5 ROOM | 07 to 09 | 120 | $465,000 | $360 | 66y |
| Sept 2018 | 5 ROOM | 04 to 06 | 126 | $430,000 | $317 | 66y 01m |
| Aug 2018 | 5 ROOM | 01 to 03 | 120 | $385,000 | $298 | 66y 02m |
| Jul 2018 | 5 ROOM | 07 to 09 | 126 | $438,000 | $323 | 66y 04m |
| Apr 2018 | 5 ROOM | 01 to 03 | 120 | $425,000 | $329 | 66y 06m |
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.
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.
Condos nearby
The private premium, measured: the nearest condo trades at 3.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.