Blk 541 Hougang Ave 8
Completed 1989 · 12 storeys · 110 flats · 63 years 05 months remaining · 20 resale transactions on record · median household income in Hougang: $8,500/mo
12 storeys · completed 1989 · shops below
What the record shows
A 5-room here sold for $720,000 in Jun 2025. The same flat type in this block averaged $505,000 in 2020 - a gain of $215,000 - about $98 a day while the owner slept.
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 |
|---|---|---|---|---|---|
| 5-ROOM | $3,300/mo | $3,300–$3,300 | $3,500/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Hougang · gaps = years with no sales here
Every recent sale HDB official record, latest 20
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2025 | 5 ROOM | 07 to 09 | 121 | $720,000 | $553 | 63y 05m |
| May 2025 | 5 ROOM | 10 to 12 | 121 | $720,000 | $553 | 63y 05m |
| Nov 2024 | 5 ROOM | 10 to 12 | 121 | $748,000 | $574 | 64y |
| Nov 2024 | 4 ROOM | 10 to 12 | 104 | $620,000 | $554 | 64y 01m |
| Jul 2024 | 5 ROOM | 01 to 03 | 121 | $620,000 | $476 | 64y 04m |
| May 2024 | 5 ROOM | 07 to 09 | 121 | $738,000 | $567 | 64y 06m |
| Dec 2023 | 4 ROOM | 07 to 09 | 104 | $540,000 | $482 | 64y 11m |
| May 2021 | 5 ROOM | 04 to 06 | 121 | $510,000 | $392 | 67y 07m |
| Mar 2021 | 4 ROOM | 01 to 03 | 104 | $405,000 | $362 | 67y 07m |
| Oct 2020 | 5 ROOM | 04 to 06 | 121 | $485,000 | $372 | 68y 01m |
| Sept 2020 | 5 ROOM | 07 to 09 | 121 | $555,000 | $426 | 68y 01m |
| Jul 2020 | 5 ROOM | 07 to 09 | 121 | $470,000 | $361 | 68y 03m |
| Jun 2020 | 5 ROOM | 07 to 09 | 121 | $470,000 | $361 | 68y 05m |
| Jun 2020 | 4 ROOM | 04 to 06 | 104 | $400,000 | $357 | 68y 06m |
| Sept 2019 | 4 ROOM | 10 to 12 | 104 | $404,000 | $361 | 69y 01m |
| Nov 2018 | 4 ROOM | 01 to 03 | 104 | $372,000 | $332 | 70y 01m |
| Oct 2018 | 4 ROOM | 04 to 06 | 104 | $380,000 | $339 | 70y |
| Jul 2018 | 5 ROOM | 07 to 09 | 121 | $522,800 | $401 | 70y 04m |
| Mar 2018 | 4 ROOM | 04 to 06 | 104 | $390,000 | $348 | 70y 07m |
| Apr 2017 | 4 ROOM | 07 to 09 | 104 | $388,000 | $347 | 71y 06m |
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.
5-room median $12k below this block · 3 vs 4 sales
built 1991 · same generation
built 1990 · same generation
built 1990 · same generation
built 1991 · same generation
built 1990 · 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.