Blk 540 Hougang Ave 8
Completed 1989 · 12 storeys · 110 flats · 62 years 07 months remaining · 23 resale transactions on record · median household income in Hougang: $8,500/mo
12 storeys · completed 1989 · shops below
What the record shows
In this block, 4-room flats from floor 8 up have sold for a median of $655,000 - $135,000 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2028 - 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 | $3,200/mo | $3,200–$3,200 | $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 · 17 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 23
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | 10 to 12 | 104 | $655,000 | $585 | 62y 07m |
| Apr 2026 | 4 ROOM | 07 to 09 | 104 | $605,000 | $540 | 62y 08m |
| Apr 2026 | 4 ROOM | 01 to 03 | 104 | $600,000 | $536 | 62y 07m |
| Mar 2026 | 5 ROOM | 07 to 09 | 121 | $710,000 | $545 | 62y 08m |
| Sept 2025 | 5 ROOM | 01 to 03 | 121 | $708,000 | $544 | 63y 02m |
| Sept 2025 | 5 ROOM | 04 to 06 | 121 | $630,000 | $484 | 63y 04m |
| Feb 2025 | 4 ROOM | 10 to 12 | 104 | $670,000 | $599 | 63y 10m |
| May 2024 | 4 ROOM | 04 to 06 | 104 | $540,000 | $482 | 64y 07m |
| Aug 2023 | 5 ROOM | 01 to 03 | 121 | $582,000 | $447 | 65y 04m |
| Mar 2023 | 4 ROOM | 04 to 06 | 104 | $500,000 | $447 | 65y 10m |
| Mar 2023 | 4 ROOM | 10 to 12 | 104 | $548,000 | $490 | 65y 08m |
| Jan 2023 | 5 ROOM | 04 to 06 | 121 | $588,000 | $451 | 65y 10m |
| Jan 2023 | 4 ROOM | 07 to 09 | 104 | $538,000 | $481 | 65y 11m |
| Apr 2022 | 5 ROOM | 07 to 09 | 121 | $608,000 | $467 | 66y 08m |
| Mar 2022 | 5 ROOM | 10 to 12 | 121 | $570,000 | $438 | 66y 08m |
| Feb 2022 | 4 ROOM | 01 to 03 | 104 | $420,000 | $375 | 66y 09m |
| Jan 2022 | 5 ROOM | 07 to 09 | 121 | $577,000 | $443 | 66y 11m |
| Nov 2020 | 5 ROOM | 01 to 03 | 121 | $458,000 | $352 | 68y 01m |
| Apr 2019 | 4 ROOM | 10 to 12 | 104 | $438,000 | $391 | 69y 07m |
| Oct 2018 | 4 ROOM | 10 to 12 | 104 | $410,000 | $366 | 70y 01m |
| Jan 2018 | 4 ROOM | 07 to 09 | 104 | $400,000 | $357 | 70y 10m |
| Sept 2017 | 4 ROOM | 01 to 03 | 104 | $335,000 | $299 | 71y 02m |
| Aug 2017 | 4 ROOM | 10 to 12 | 104 | $390,000 | $348 | 71y 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.
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 $12k above this block · 4 vs 3 sales
built 1990 · same generation
built 1991 · same generation
4-room median $60k above this block · 4 vs 4 sales
built 1991 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 3.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.