Blk 476A Upp Serangoon View
Completed 2014 · 19 storeys · 144 flats · 88 years 11 months remaining · 62 resale transactions on record · median household income in Hougang: $8,500/mo
19 storeys · completed 2014
What the record shows
A 3-room here sold for $595,000 in Apr 2026. The same flat type in this block averaged $405,407 in 2020 - a gain of $189,593 - about $87 a day while the owner slept.
In this block, 3-room flats from floor 13 up have sold for a median of $520,000 - $28,000 more than floors 6 and below, same flat type, same block.
This block crosses 60 years remaining in 2055 - 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 5-room on Upp Serangoon View has already fetched $992,000 - 99% 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,750/mo | $2,750–$2,750 | $2,700/mo | - | 2 |
| 4-ROOM | $4,000/mo | $4,000–$4,000 | $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 · 35 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 3 ROOM | 10 to 12 | 68 | $595,000 | $813 | 88y 11m |
| Jan 2026 | 3 ROOM | 10 to 12 | 67 | $590,000 | $818 | 89y 03m |
| Dec 2025 | 3 ROOM | 16 to 18 | 67 | $610,888 | $847 | 89y 04m |
| Nov 2025 | 4 ROOM | 07 to 09 | 95 | $800,000 | $782 | 89y 05m |
| Oct 2025 | 3 ROOM | 07 to 09 | 67 | $580,000 | $804 | 89y 06m |
| Sept 2025 | 3 ROOM | 04 to 06 | 68 | $575,000 | $786 | 89y 07m |
| Sept 2025 | 3 ROOM | 01 to 03 | 68 | $518,000 | $708 | 89y 06m |
| Aug 2025 | 3 ROOM | 19 to 21 | 67 | $610,000 | $846 | 89y 08m |
| Jun 2025 | 3 ROOM | 13 to 15 | 68 | $575,000 | $786 | 90y 01m |
| Feb 2025 | 3 ROOM | 04 to 06 | 67 | $571,888 | $793 | 90y 02m |
| Feb 2025 | 4 ROOM | 07 to 09 | 95 | $798,000 | $780 | 90y 02m |
| Feb 2025 | 3 ROOM | 01 to 03 | 67 | $499,000 | $692 | 90y 02m |
| Nov 2024 | 4 ROOM | 10 to 12 | 95 | $800,000 | $782 | 90y 05m |
| Jun 2024 | 3 ROOM | 07 to 09 | 68 | $508,999 | $695 | 90y 10m |
| Apr 2024 | 3 ROOM | 10 to 12 | 67 | $518,000 | $718 | 91y |
| Apr 2024 | 4 ROOM | 10 to 12 | 95 | $738,000 | $722 | 91y |
| Dec 2023 | 3 ROOM | 07 to 09 | 67 | $480,000 | $666 | 91y 04m |
| Oct 2023 | 3 ROOM | 01 to 03 | 67 | $470,000 | $652 | 91y 05m |
| Oct 2023 | 4 ROOM | 13 to 15 | 95 | $730,000 | $714 | 91y 06m |
| Oct 2023 | 4 ROOM | 10 to 12 | 95 | $690,000 | $675 | 91y 05m |
| Aug 2023 | 3 ROOM | 01 to 03 | 67 | $485,000 | $673 | 91y 08m |
| May 2023 | 4 ROOM | 19 to 21 | 95 | $780,000 | $763 | 91y 11m |
| Mar 2023 | 3 ROOM | 19 to 21 | 68 | $520,000 | $710 | 92y |
| Jan 2023 | 3 ROOM | 01 to 03 | 67 | $426,000 | $591 | 92y 03m |
| Jan 2023 | 3 ROOM | 13 to 15 | 68 | $525,000 | $717 | 92y 03m |
| Aug 2022 | 3 ROOM | 13 to 15 | 68 | $492,088 | $672 | 92y 08m |
| Jul 2022 | 3 ROOM | 13 to 15 | 67 | $490,000 | $679 | 92y 09m |
| Jul 2022 | 4 ROOM | 13 to 15 | 95 | $685,000 | $670 | 92y 09m |
| Jul 2022 | 3 ROOM | 19 to 21 | 68 | $500,000 | $683 | 92y 09m |
| Jun 2022 | 3 ROOM | 19 to 21 | 67 | $470,000 | $652 | 92y 10m |
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 $40k below this block · 5 vs 3 sales
4-room median $60k below this block · 13 vs 3 sales
4-room median $20k below this block · 7 vs 3 sales
4-room median within $5k of this block
4-room median $140k below this block · 3 vs 3 sales
4-room median $23k below this block · 4 vs 3 sales
Condos nearby
The private premium, measured: the nearest condo trades at 1.8×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.