8a Hougang Street 11 534081, Lorong Ah Soo, North-east Region, Singapore
$1,430,000









Cheap! ❤️ 2 bed 2 bath Mid floor Unblock Photos are for illustration purpose only Amenities: 900m to Kovan market and food centre 900m to Heartland Mall Transport: 100m to bus stop 950m to Serangoon MRT (NE12 - Purple Line / CC13 - Orange Line) 950m to Kovan MRT (NE13 - Purple Line) Schools within 1km: Paya Lebar Methodist Girls' Maris Stella High St Gabriel's Sec Yuying Sec
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
338
Average Price
S1.5M
Total Value
S500.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 280 URA transactions
Fair Value
S$1.42M
S$1,452 psf
Asking Price
S$1.43M
S$1,459 psf
vs Market
+0.5%
vs Last Done
-4.5%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
280 comps
Nearest MRT
Serangoon
945m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
280 comparable transactions
S$1,430
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.679
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,452
Recent Comparable Transactions
10 shown · 280 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | HOUGANG STREET 11 Floor 11-15 | 1,453sqft | S$2,220,000 | ▲S$1,528 +5.2% vs FV | 99 yrs lease commencing from 2007 |
Jul 2025 | HOUGANG STREET 11 Floor 11-15 | 1,453sqft | S$2,220,000 | ▲S$1,528 +5.2% vs FV | 99 yrs lease commencing from 2007 |
Jul 2025 | HOUGANG STREET 11 Floor 11-15 | 614sqft | S$880,000 | ▼S$1,434 -1.2% vs FV | 99 yrs lease commencing from 2007 |
Jul 2025 | HOUGANG STREET 11 Floor 01-05 | 1,098sqft | S$1,640,000 | ▲S$1,494 +2.9% vs FV | 99 yrs lease commencing from 2007 |
Jul 2025 | HOUGANG STREET 11 Floor 01-05 | 1,302sqft | S$1,450,000 | ▼S$1,113 -23.3% vs FV | 99 yrs lease commencing from 2007 |
Jul 2025 | HOUGANG STREET 11 Floor 06-10 | 1,335sqft | S$2,300,888 | ▲S$1,724 +18.7% vs FV | 99 yrs lease commencing from 2007 |
Jul 2025 | HOUGANG STREET 11 Floor 06-10 | 980sqft | S$1,438,000 | ▲S$1,468 +1.1% vs FV | 99 yrs lease commencing from 2007 |
Jul 2025 | HOUGANG STREET 11 Floor 11-15 | 980sqft | S$1,510,000 | ▲S$1,542 +6.2% vs FV | 99 yrs lease commencing from 2007 |
Jun 2025 | HOUGANG STREET 11 Floor 01-05 | 1,324sqft | S$2,188,000 | ▲S$1,653 +13.8% vs FV | 99 yrs lease commencing from 2007 |
Jun 2025 | HOUGANG STREET 11 Floor 16-20 | 1,324sqft | S$2,408,888 | ▲S$1,819 +25.3% vs FV | 99 yrs lease commencing from 2007 |
Jun 2025 | HOUGANG STREET 11 Floor 11-15 | 1,087sqft | S$1,738,000 | ▲S$1,599 +10.1% vs FV | 99 yrs lease commencing from 2007 |
HOUGANG STREET 11
Jul 2025 · Floor 11-15
+5.2% vs FV
HOUGANG STREET 11
Jul 2025 · Floor 11-15
+5.2% vs FV
HOUGANG STREET 11
Jul 2025 · Floor 11-15
-1.2% vs FV
HOUGANG STREET 11
Jul 2025 · Floor 01-05
+2.9% vs FV
HOUGANG STREET 11
Jul 2025 · Floor 01-05
-23.3% vs FV
HOUGANG STREET 11
Jul 2025 · Floor 06-10
+18.7% vs FV
HOUGANG STREET 11
Jul 2025 · Floor 06-10
+1.1% vs FV
HOUGANG STREET 11
Jul 2025 · Floor 11-15
+6.2% vs FV
HOUGANG STREET 11
Jun 2025 · Floor 01-05
+13.8% vs FV
HOUGANG STREET 11
Jun 2025 · Floor 16-20
+25.3% vs FV
HOUGANG STREET 11
Jun 2025 · Floor 11-15
+10.1% 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.