Blk 452 Hougang Ave 10
Completed 1990 · 9 storeys · 72 flats · 65 years 10 months remaining · 9 resale transactions on record · median household income in Hougang: $8,500/mo
9 storeys · completed 1990 · shops below
What the record shows
This block crosses 60 years remaining in 2031 - 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 | $2,800/mo | $1,000–$3,400 | $3,200/mo | - | 3 |
Price trend
median PSF by year · ━ this block · ╌ Hougang · gaps = years with no sales here
Every recent sale HDB official record, latest 9
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jan 2026 | 4 ROOM | 07 to 09 | 110 | $688,000 | $581 | 65y 10m |
| Sept 2024 | 4 ROOM | 01 to 03 | 105 | $535,000 | $473 | 67y 02m |
| Sept 2024 | 4 ROOM | 07 to 09 | 104 | $635,000 | $567 | 67y 01m |
| Aug 2023 | 4 ROOM | 04 to 06 | 104 | $508,000 | $454 | 68y 03m |
| Mar 2023 | 4 ROOM | 01 to 03 | 104 | $530,000 | $473 | 68y 07m |
| Dec 2021 | 4 ROOM | 07 to 09 | 104 | $525,000 | $469 | 69y 10m |
| Aug 2021 | 5 ROOM | 07 to 09 | 121 | $580,000 | $445 | 70y 02m |
| Aug 2020 | 4 ROOM | 07 to 09 | 103 | $458,000 | $413 | 71y 02m |
| Nov 2019 | 4 ROOM | 04 to 06 | 104 | $388,000 | $347 | 71y 11m |
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.
4-room median $60k above this block · 4 vs 3 sales
4-room median $15k below this block · 4 vs 3 sales
built 1989 · same generation
built 1990 · same generation
built 1990 · same generation
built 1990 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.