85 Hougang Avenue 2 538861, Kovan, North-east Region, Singapore
$950,000
Discover your dream home in this charming 1+study for sale. Spanning 527 sqft, this well-designed unit is located at 85, Hougang Avenue 2, Singapore. Enjoy the convenience of living just a short distance from Hougang MRT Station (1.2 km) and Kovan MRT Station (1.5 km), making your daily commute a breeze. Families will appreciate the proximity to Xinmin Secondary School (1.1 km) and Little Paddington Preschool & Infant Care Kovan (1.2 km), ensuring quality education for your children. For your shopping needs, Giant Express (0.5 km) and Kiong Onn Medical Hall (0.6 km) are nearby for your convenience. Additionally, the vibrant Heartland Mall Kovan (1.5 km) and Hougang Mall (1.3 km) offer a variety of retail and dining options. This property is perfect for those seeking a cozy and accessible living space in a thriving neighborhood. Don't miss out on this amazing opportunity to own a piece of prime real estate in Singapore!
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Total Transactions
338
Average Price
S1.3M
Total Value
S444.8M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 760 URA transactions · 10 outliers removed (IQR)
Fair Value
S$887,652
S$1,684 psf
Asking Price
S$950,000
S$1,803 psf
vs Market
+7.0%
vs Last Done
+1.7%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
760 comps
Nearest MRT
Kovan
765m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
760 comparable transactions
S$1,761
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.941
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,684
Recent Comparable Transactions
10 shown · 760 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +16.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 635sqft | S$1,100,000 | ▲S$1,732 +2.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 936sqft | S$1,550,000 | ▼S$1,655 -1.7% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 990sqft | S$1,980,000 | ▲S$1,999 +18.7% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 893sqft | S$1,770,000 | ▲S$1,981 +17.6% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 667sqft | S$1,208,000 | ▲S$1,810 +7.5% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 16-20 | 667sqft | S$1,302,888 | ▲S$1,952 +15.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 484sqft | S$850,000 | ▲S$1,755 +4.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 635sqft | S$1,125,000 | ▲S$1,771 +5.2% vs FV | 99 yrs lease commencing from 2018 |
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+5.3% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+5.3% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+16.6% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+2.9% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-1.7% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+18.7% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+17.6% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+7.5% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 16-20
+15.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+4.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+5.2% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.