Blk 965 Hougang Ave 9
Completed 1998 · 16 storeys · 140 flats · 73 years remaining · 24 resale transactions on record · median household income in Hougang: $8,500/mo
16 storeys · completed 1998
What the record shows
A 4-room here sold for $590,000 in Oct 2025. The same flat type in this block averaged $409,148 in 2020 - a gain of $180,852 - about $83 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 | $2,800–$3,200 | $3,200/mo | - | 5 |
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 · 10 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 24
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Oct 2025 | 4 ROOM | 07 to 09 | 101 | $590,000 | $543 | 73y |
| Jul 2025 | 5 ROOM | 07 to 09 | 121 | $780,000 | $599 | 73y 03m |
| Jun 2025 | 4 ROOM | 10 to 12 | 100 | $632,000 | $587 | 73y 04m |
| Dec 2024 | 4 ROOM | 13 to 15 | 101 | $615,000 | $566 | 74y |
| Jan 2024 | 4 ROOM | 04 to 06 | 101 | $538,888 | $496 | 74y 10m |
| Mar 2023 | 4 ROOM | 13 to 15 | 101 | $513,000 | $472 | 75y 08m |
| Nov 2022 | 4 ROOM | 07 to 09 | 101 | $490,000 | $451 | 76y |
| Aug 2022 | 4 ROOM | 07 to 09 | 101 | $480,000 | $442 | 76y 03m |
| Feb 2022 | 4 ROOM | 07 to 09 | 101 | $450,000 | $414 | 76y 08m |
| Dec 2021 | 4 ROOM | 10 to 12 | 101 | $452,000 | $416 | 76y 11m |
| Feb 2021 | 4 ROOM | 07 to 09 | 101 | $399,888 | $368 | 77y 08m |
| Nov 2020 | 4 ROOM | 13 to 15 | 100 | $413,000 | $384 | 77y 11m |
| Sept 2020 | 5 ROOM | 07 to 09 | 121 | $480,000 | $369 | 78y 01m |
| Sept 2020 | 5 ROOM | 10 to 12 | 121 | $485,000 | $372 | 78y 02m |
| Sept 2020 | 4 ROOM | 04 to 06 | 101 | $360,000 | $331 | 78y 01m |
| Jul 2020 | 4 ROOM | 07 to 09 | 101 | $380,000 | $350 | 78y 04m |
| Dec 2019 | 4 ROOM | 04 to 06 | 100 | $353,000 | $328 | 78y 10m |
| Nov 2019 | 4 ROOM | 07 to 09 | 101 | $366,000 | $337 | 78y 11m |
| Sept 2019 | 4 ROOM | 07 to 09 | 101 | $360,000 | $331 | 79y 02m |
| Aug 2019 | 5 ROOM | 01 to 03 | 121 | $430,000 | $330 | 79y 03m |
| Jun 2019 | 4 ROOM | 04 to 06 | 100 | $345,000 | $321 | 79y 05m |
| Feb 2019 | 4 ROOM | 04 to 06 | 101 | $405,000 | $373 | 79y 08m |
| Jan 2019 | 4 ROOM | 04 to 06 | 100 | $352,000 | $327 | 79y 09m |
| Apr 2017 | 5 ROOM | 13 to 15 | 121 | $475,000 | $365 | 81y 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.
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
4-room median $19k above this block · 6 vs 3 sales
built 1998 · same generation
4-room median $64k above this block · 6 vs 3 sales
4-room median $5k above this block · 3 vs 3 sales
built 1998 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 4.7×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.