Blk 476B Upp Serangoon View
Completed 2014 · 19 storeys · 143 flats · 88 years 09 months remaining · 66 resale transactions on record · median household income in Hougang: $8,500/mo
19 storeys · completed 2014
What the record shows
A 5-room here sold for $992,000 in Jul 2026. The same flat type in this block averaged $761,629 in 2020 - a gain of $230,371 - about $105 a day while the owner slept.
In this block, 4-room flats from floor 13 up have sold for a median of $679,000 - $31,500 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,300/mo | $3,000–$3,600 | $3,200/mo | - | 2 |
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 · 32 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | 16 to 18 | 115 | $992,000 | $801 | 88y 09m |
| Jan 2026 | 4 ROOM | 07 to 09 | 92 | $758,000 | $765 | 89y 03m |
| Dec 2025 | 4 ROOM | 16 to 18 | 92 | $760,000 | $767 | 89y 04m |
| Sept 2025 | 4 ROOM | 13 to 15 | 92 | $770,000 | $778 | 89y 07m |
| May 2025 | 4 ROOM | 10 to 12 | 92 | $800,000 | $808 | 89y 11m |
| Sept 2024 | 4 ROOM | 07 to 09 | 92 | $708,888 | $716 | 90y 07m |
| Jun 2024 | 5 ROOM | 10 to 12 | 115 | $880,000 | $711 | 90y 10m |
| May 2024 | 5 ROOM | 07 to 09 | 115 | $875,000 | $707 | 91y |
| Apr 2024 | 4 ROOM | 04 to 06 | 92 | $635,000 | $641 | 91y |
| Jan 2024 | 4 ROOM | 10 to 12 | 92 | $620,000 | $626 | 91y 03m |
| Nov 2023 | 5 ROOM | 04 to 06 | 115 | $835,000 | $675 | 91y 05m |
| Jul 2023 | 4 ROOM | 04 to 06 | 92 | $660,000 | $666 | 91y 09m |
| Apr 2023 | 4 ROOM | 13 to 15 | 92 | $707,000 | $714 | 91y 11m |
| Mar 2023 | 4 ROOM | 10 to 12 | 92 | $685,000 | $692 | 92y |
| Jan 2023 | 5 ROOM | 19 to 21 | 115 | $900,000 | $727 | 92y 04m |
| Jan 2023 | 5 ROOM | 07 to 09 | 115 | $846,000 | $683 | 92y 03m |
| Dec 2022 | 4 ROOM | 16 to 18 | 92 | $700,000 | $707 | 92y 04m |
| Oct 2022 | 4 ROOM | 13 to 15 | 92 | $673,000 | $680 | 92y 06m |
| Aug 2022 | 4 ROOM | 16 to 18 | 92 | $685,000 | $692 | 92y 08m |
| Aug 2022 | 5 ROOM | 10 to 12 | 115 | $785,000 | $634 | 92y 08m |
| Jul 2022 | 4 ROOM | 10 to 12 | 92 | $633,000 | $639 | 92y 09m |
| Apr 2022 | 4 ROOM | 07 to 09 | 92 | $565,000 | $571 | 92y 11m |
| Apr 2022 | 4 ROOM | 07 to 09 | 92 | $651,000 | $657 | 92y 11m |
| Apr 2022 | 4 ROOM | 10 to 12 | 92 | $648,000 | $654 | 92y 11m |
| Feb 2022 | 4 ROOM | 10 to 12 | 92 | $650,000 | $656 | 93y 02m |
| Jan 2022 | 4 ROOM | 16 to 18 | 92 | $650,000 | $656 | 93y 03m |
| Dec 2021 | 4 ROOM | 16 to 18 | 92 | $658,000 | $664 | 93y 04m |
| Nov 2021 | 4 ROOM | 16 to 18 | 92 | $615,000 | $621 | 93y 04m |
| Nov 2021 | 5 ROOM | 04 to 06 | 115 | $740,000 | $598 | 93y 05m |
| Oct 2021 | 4 ROOM | 13 to 15 | 92 | $588,000 | $594 | 93y 05m |
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 $20k below this block · 13 vs 5 sales
4-room median $40k above this block · 3 vs 5 sales
4-room median $20k above this block · 7 vs 5 sales
4-room median $37k above this block · 6 vs 5 sales
4-room median $17k above this block · 4 vs 5 sales
4-room median $100k below this block · 3 vs 5 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.