Blk 616 Hougang Ave 8
Completed 1985 · 13 storeys · 148 flats · 59 years 08 months remaining · 27 resale transactions on record · median household income in Hougang: $8,500/mo
13 storeys · completed 1985 · shops below
What the record shows
A 4-room here sold for $615,000 in Jan 2026. The same flat type in this block averaged $426,333 in 2021 - a gain of $188,667 - about $103 a day while the owner slept.
In this block, 4-room flats from floor 9 up have sold for a median of $484,000 - $1,000 less than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2025 - the line where CPF usage rules tighten 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 | $3,500/mo | $3,000–$3,600 | $3,200/mo | - | 3 |
| 5-ROOM | $3,500/mo | $3,500–$3,500 | $3,500/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 · 16 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 27
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jan 2026 | 4 ROOM | 10 to 12 | 103 | $615,000 | $555 | 59y 08m |
| Jul 2025 | 5 ROOM | 01 to 03 | 121 | $745,000 | $572 | 60y 02m |
| Feb 2025 | 4 ROOM | 04 to 06 | 84 | $523,000 | $578 | 60y 07m |
| Jan 2025 | 5 ROOM | 01 to 03 | 121 | $658,000 | $505 | 60y 08m |
| Jul 2024 | 4 ROOM | 07 to 09 | 103 | $550,000 | $496 | 61y 02m |
| May 2024 | 4 ROOM | 04 to 06 | 84 | $485,000 | $536 | 61y 04m |
| May 2024 | 5 ROOM | 13 to 15 | 121 | $620,000 | $476 | 61y 04m |
| Feb 2024 | 5 ROOM | 01 to 03 | 121 | $610,000 | $468 | 61y 07m |
| Jan 2024 | 5 ROOM | 07 to 09 | 121 | $600,000 | $461 | 61y 08m |
| Nov 2023 | 4 ROOM | 10 to 12 | 84 | $475,000 | $525 | 61y 10m |
| Oct 2023 | 4 ROOM | 04 to 06 | 84 | $470,288 | $520 | 61y 11m |
| Jun 2022 | 5 ROOM | 04 to 06 | 121 | $575,000 | $441 | 63y 02m |
| Jun 2022 | 5 ROOM | 07 to 09 | 121 | $600,000 | $461 | 63y 03m |
| Jun 2022 | 4 ROOM | 10 to 12 | 103 | $493,000 | $445 | 63y 03m |
| Dec 2021 | 5 ROOM | 10 to 12 | 121 | $585,000 | $449 | 63y 08m |
| Dec 2021 | 4 ROOM | 10 to 12 | 84 | $398,000 | $440 | 63y 09m |
| Jun 2021 | 4 ROOM | 07 to 09 | 84 | $388,000 | $429 | 64y 03m |
| Mar 2021 | 5 ROOM | 04 to 06 | 121 | $475,000 | $365 | 64y 05m |
| Apr 2020 | 5 ROOM | 10 to 12 | 121 | $464,888 | $357 | 65y 04m |
| Feb 2020 | 5 ROOM | 10 to 12 | 121 | $476,000 | $365 | 65y 07m |
| Nov 2019 | 5 ROOM | 07 to 09 | 121 | $460,000 | $353 | 65y 09m |
| Sept 2019 | 5 ROOM | 01 to 03 | 121 | $430,000 | $330 | 65y 11m |
| May 2019 | 4 ROOM | 10 to 12 | 103 | $380,000 | $343 | 66y 04m |
| May 2019 | 4 ROOM | 01 to 03 | 84 | $319,000 | $353 | 66y 04m |
| May 2018 | 4 ROOM | 01 to 03 | 84 | $328,000 | $363 | 67y 04m |
| Nov 2017 | 4 ROOM | 13 to 15 | 84 | $350,000 | $387 | 67y 09m |
| May 2017 | 5 ROOM | 01 to 03 | 121 | $425,000 | $326 | 68y 03m |
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 $30k above this block · 5 vs 3 sales
built 1985 · same generation
built 1985 · same generation
built 1985 · same generation
built 1985 · same generation
4-room median $32k below this block · 5 vs 3 sales
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.