Blk 954 Hougang Ave 9
Completed 1998 · 16 storeys · 135 flats · 71 years 11 months remaining · 28 resale transactions on record · median household income in Hougang: $8,500/mo
16 storeys · completed 1998
What the record shows
A 5-room here sold for $730,000 in Jun 2026. The same flat type in this block averaged $513,360 in 2020 - a gain of $216,640 - about $99 a day while the owner slept.
This block crosses 60 years remaining in 2038 - 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 executive on Hougang Ave 9 has already fetched $888,000 - 89% 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 | $3,200/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 · 14 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 28
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | 07 to 09 | 121 | $730,000 | $560 | 71y 11m |
| Mar 2026 | 4 ROOM | 04 to 06 | 101 | $580,000 | $534 | 72y 02m |
| Jan 2026 | 4 ROOM | 10 to 12 | 101 | $622,000 | $572 | 72y 04m |
| Nov 2025 | 4 ROOM | 07 to 09 | 101 | $610,000 | $561 | 72y 06m |
| Oct 2025 | 5 ROOM | 16 to 18 | 121 | $821,888 | $631 | 72y 07m |
| Sept 2024 | 4 ROOM | 01 to 03 | 101 | $540,888 | $498 | 73y 08m |
| Jun 2024 | 4 ROOM | 04 to 06 | 101 | $541,888 | $498 | 73y 11m |
| May 2024 | 5 ROOM | 13 to 15 | 121 | $705,000 | $541 | 74y |
| Apr 2024 | 4 ROOM | 13 to 15 | 101 | $545,000 | $501 | 74y |
| Apr 2023 | 4 ROOM | 10 to 12 | 101 | $520,888 | $479 | 75y 01m |
| Mar 2022 | 5 ROOM | 04 to 06 | 121 | $515,000 | $395 | 76y 01m |
| Dec 2021 | 4 ROOM | 13 to 15 | 101 | $468,000 | $430 | 76y 05m |
| Aug 2021 | 4 ROOM | 10 to 12 | 101 | $450,000 | $414 | 76y 09m |
| Jul 2021 | 4 ROOM | 07 to 09 | 101 | $445,000 | $409 | 76y 10m |
| Mar 2021 | 5 ROOM | 10 to 12 | 121 | $555,000 | $426 | 77y 01m |
| Feb 2021 | 4 ROOM | 10 to 12 | 101 | $415,000 | $382 | 77y 03m |
| Jan 2021 | 5 ROOM | 10 to 12 | 121 | $523,800 | $402 | 77y 03m |
| Dec 2020 | 5 ROOM | 04 to 06 | 121 | $485,000 | $372 | 77y 04m |
| Nov 2020 | 5 ROOM | 04 to 06 | 121 | $488,000 | $375 | 77y 06m |
| Sept 2020 | 4 ROOM | 13 to 15 | 101 | $390,000 | $359 | 77y 08m |
| Aug 2020 | 4 ROOM | 10 to 12 | 101 | $390,000 | $359 | 77y 08m |
| Feb 2020 | 4 ROOM | 10 to 12 | 101 | $400,000 | $368 | 78y 02m |
| Nov 2019 | 5 ROOM | 04 to 06 | 121 | $490,000 | $376 | 78y 05m |
| Mar 2019 | 5 ROOM | 10 to 12 | 121 | $499,000 | $383 | 79y 02m |
| Oct 2018 | 5 ROOM | 07 to 09 | 121 | $440,000 | $338 | 79y 07m |
| Sept 2018 | 5 ROOM | 10 to 12 | 121 | $495,000 | $380 | 79y 08m |
| Aug 2017 | 5 ROOM | 07 to 09 | 121 | $465,000 | $357 | 80y 08m |
| Apr 2017 | 4 ROOM | 01 to 03 | 101 | $350,000 | $322 | 81y |
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.
built 1998 · same generation
built 1998 · same generation
built 1997 · same generation
built 1998 · same generation
4-room median within $5k of this block
built 1998 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.