Blk 465 Upp Serangoon Rd
Completed 1991 · 14 storeys · 93 flats · 65 years 04 months remaining · 26 resale transactions on record · median household income in Hougang: $8,500/mo
14 storeys · completed 1991
What the record shows
A 5-room here sold for $835,000 in Jun 2026. The same flat type in this block averaged $619,722 in 2020 - a gain of $215,278 - about $98 a day while the owner slept.
In this block, 5-room flats from floor 10 up have sold for a median of $756,500 - $8,694 less than floors 4 and below, same flat type, same block.
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).
A 4-room on Upp Serangoon Rd has already fetched $885,000 - 89% of the way to a million-dollar flat.
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 | $3,500/mo | $3,500–$3,500 | $3,200/mo | - | 1 |
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 26
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | 04 to 06 | 122 | $835,000 | $636 | 65y 04m |
| Feb 2026 | 5 ROOM | 07 to 09 | 125 | $830,000 | $617 | 65y 08m |
| Aug 2025 | 4 ROOM | 01 to 03 | 104 | $585,000 | $523 | 66y 02m |
| May 2025 | 5 ROOM | 04 to 06 | 125 | $830,000 | $617 | 66y 05m |
| May 2025 | 5 ROOM | 07 to 09 | 124 | $835,000 | $626 | 66y 06m |
| Jan 2025 | 5 ROOM | 10 to 12 | 125 | $830,000 | $617 | 66y 09m |
| Mar 2024 | 5 ROOM | 01 to 03 | 124 | $665,000 | $498 | 67y 07m |
| Sept 2023 | 5 ROOM | 04 to 06 | 125 | $700,388 | $521 | 67y 11m |
| Sept 2023 | 5 ROOM | 07 to 09 | 123 | $728,888 | $551 | 68y 02m |
| Apr 2022 | 5 ROOM | 07 to 09 | 125 | $680,888 | $506 | 69y 06m |
| Apr 2022 | 4 ROOM | 13 to 15 | 105 | $570,000 | $504 | 69y 06m |
| Mar 2022 | 4 ROOM | 07 to 09 | 105 | $538,000 | $476 | 69y 07m |
| Mar 2022 | 5 ROOM | 10 to 12 | 124 | $683,000 | $512 | 69y 07m |
| Jul 2021 | 4 ROOM | 01 to 03 | 105 | $450,000 | $398 | 70y 03m |
| Sept 2020 | 5 ROOM | 04 to 06 | 125 | $555,000 | $412 | 70y 11m |
| Jul 2020 | 5 ROOM | 04 to 06 | 123 | $560,000 | $423 | 71y 03m |
| Apr 2020 | 5 ROOM | 04 to 06 | 122 | $560,000 | $426 | 71y 06m |
| Jul 2019 | 5 ROOM | 10 to 12 | 125 | $630,000 | $468 | 72y 03m |
| Apr 2019 | 5 ROOM | 10 to 12 | 125 | $618,000 | $459 | 72y 06m |
| Dec 2018 | 5 ROOM | 07 to 09 | 124 | $600,000 | $450 | 72y 10m |
| Aug 2018 | 5 ROOM | 07 to 09 | 122 | $575,000 | $438 | 73y 02m |
| Jan 2018 | 5 ROOM | 13 to 15 | 124 | $640,088 | $480 | 73y 08m |
| Aug 2017 | 5 ROOM | 04 to 06 | 124 | $550,000 | $412 | 74y 02m |
| Aug 2017 | 4 ROOM | 07 to 09 | 105 | $450,000 | $398 | 74y 06m |
| Jun 2017 | 5 ROOM | 10 to 12 | 126 | $590,000 | $435 | 74y 04m |
| Jan 2017 | 4 ROOM | 04 to 06 | 105 | $457,000 | $404 | 74y 09m |
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.
built 1991 · same generation
5-room median $35k below this block · 3 vs 5 sales
built 2016 · 26 more lease years than this block
5-room median $20k below this block · 3 vs 5 sales
built 1984 · same generation
built 1984 · 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.