Blk 448 Hougang Ave 10
Completed 1989 · 13 storeys · 72 flats · 63 years remaining · 15 resale transactions on record · median household income in Hougang: $8,500/mo
13 storeys · completed 1989 · shops below
What the record shows
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 (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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,125/mo | $2,800–$3,450 | $3,200/mo | - | 2 |
Price trend
median PSF by year · ━ this block · ╌ Hougang · gaps = years with no sales here
Every recent sale HDB official record, latest 15
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | 10 to 12 | 105 | $625,000 | $553 | 63y |
| May 2025 | 4 ROOM | 10 to 12 | 103 | $590,000 | $532 | 63y 11m |
| May 2025 | 4 ROOM | 07 to 09 | 105 | $688,000 | $609 | 63y 11m |
| Sept 2024 | 4 ROOM | 13 to 15 | 113 | $700,000 | $576 | 64y 09m |
| Jun 2024 | 4 ROOM | 07 to 09 | 113 | $680,000 | $559 | 64y 11m |
| Mar 2024 | 4 ROOM | 01 to 03 | 105 | $538,888 | $477 | 65y 02m |
| Nov 2023 | 4 ROOM | 01 to 03 | 105 | $530,000 | $469 | 65y 05m |
| Feb 2021 | 4 ROOM | 04 to 06 | 103 | $425,000 | $383 | 68y 03m |
| Dec 2020 | 4 ROOM | 07 to 09 | 105 | $420,000 | $372 | 68y 05m |
| Mar 2020 | 4 ROOM | 10 to 12 | 105 | $420,000 | $372 | 69y 01m |
| Dec 2019 | 4 ROOM | 07 to 09 | 105 | $410,000 | $363 | 69y 04m |
| Jul 2019 | 4 ROOM | 07 to 09 | 113 | $416,000 | $342 | 69y 09m |
| Mar 2018 | 4 ROOM | 04 to 06 | 105 | $380,000 | $336 | 71y 01m |
| Feb 2018 | 4 ROOM | 10 to 12 | 105 | $430,000 | $380 | 71y 03m |
| Jan 2017 | 4 ROOM | 13 to 15 | 113 | $433,000 | $356 | 72y 04m |
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 1990 · same generation
built 1989 · same generation
built 1989 · same generation
4-room median $38k above this block · 4 vs 4 sales
built 1989 · same generation
built 1990 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.7×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.