Blk 446 Hougang Ave 8
Completed 1990 · 13 storeys · 72 flats · 64 years 04 months remaining · 27 resale transactions on record · maisonettes on the record · median household income in Hougang: $8,500/mo
13 storeys · completed 1990 · shops below
What the record shows
A executive here sold for $1,000,000 in Apr 2026. The same flat type in this block averaged $740,984 in 2020 - a gain of $259,016 - about $118 a day while the owner slept.
In this block, executive flats from floor 9 up have sold for a median of $920,000 - $41,000 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2030 - 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 (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 |
|---|---|---|---|---|---|
| EXECUTIVE | $3,800/mo | $3,600–$3,900 | $3,600/mo | 4.5% | 4 |
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 · 14 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 27
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | EXECUTIVE | 04 to 06 | 146 | $1,000,000 | $636 | 64y 04m |
| Nov 2025 | EXECUTIVE | 04 to 06 | 146 | $980,000 | $624 | 64y 09m |
| Sept 2025 | EXECUTIVE | 10 to 12 | 148 | $1,100,000 | $690 | 64y 10m |
| Nov 2024 | EXECUTIVE | 10 to 12 | 148 | $1,040,000 | $653 | 65y 09m |
| Apr 2024 | EXECUTIVE | 10 to 12 | 146 | $950,000 | $605 | 66y 04m |
| Feb 2024 | EXECUTIVE | 04 to 06 | 146 | $900,000 | $573 | 66y 05m |
| Dec 2023 | EXECUTIVE | 07 to 09 | 146 | $915,000 | $582 | 66y 08m |
| Sept 2023 | EXECUTIVE | 10 to 12 | 148 | $890,000 | $559 | 66y 11m |
| Jan 2023 | EXECUTIVE | 04 to 06 | 148 | $858,000 | $539 | 67y 07m |
| Jul 2022 | EXECUTIVE | 10 to 12 | 146 | $828,000 | $527 | 68y 01m |
| May 2022 | EXECUTIVE | 07 to 09 | 148 | $830,000 | $521 | 68y 02m |
| Nov 2021 | EXECUTIVE | 01 to 03 | 148 | $723,000 | $454 | 68y 08m |
| Oct 2021 | EXECUTIVE | 04 to 06 | 148 | $755,000 | $474 | 68y 10m |
| Jul 2021 | EXECUTIVE | 10 to 12 | 148 | $760,000 | $477 | 69y 01m |
| Jun 2021 | EXECUTIVE | 10 to 12 | 146 | $740,000 | $471 | 69y 02m |
| Dec 2020 | EXECUTIVE | 04 to 06 | 148 | $693,888 | $436 | 69y 07m |
| Jul 2020 | EXECUTIVE | 04 to 06 | 146 | $685,000 | $436 | 70y 01m |
| Jan 2020 | EXECUTIVE | 04 to 06 | 146 | $740,000 | $471 | 70y 06m |
| Dec 2019 | EXECUTIVE | 10 to 12 | 148 | $725,000 | $455 | 70y 07m |
| Nov 2019 | EXECUTIVE | 10 to 12 | 146 | $730,000 | $465 | 70y 08m |
| Dec 2018 | EXECUTIVE | 10 to 12 | 146 | $685,188 | $436 | 71y 07m |
| Nov 2018 | EXECUTIVE | 04 to 06 | 146 | $650,000 | $414 | 71y 08m |
| Aug 2018 | EXECUTIVE | 01 to 03 | 148 | $630,000 | $395 | 72y |
| Aug 2018 | EXECUTIVE | 10 to 12 | 146 | $700,000 | $445 | 72y |
| May 2018 | EXECUTIVE | 04 to 06 | 146 | $643,000 | $409 | 72y 02m |
| Mar 2018 | EXECUTIVE | 01 to 03 | 148 | $635,000 | $399 | 72y 04m |
| May 2017 | EXECUTIVE | 04 to 06 | 148 | $660,000 | $414 | 73y 02m |
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.
built 1989 · same generation
built 1990 · same generation
built 1989 · same generation
executive median $41k below this block · 8 vs 4 sales
built 1990 · same generation
built 1990 · 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.