445 Hougang Avenue 8 530445, Hougang East, North-east Region, Singapore
$720,000
Spacious 4A Unit With Balcony, Can Convert To Become 4 Bedrooms! About the Unit # Living Room faces South # Main Door faces East # Kitchen faces North # No West Sun # Balcony area has the flexibility of converting into a room! This will allow the unit to have a total of 4 Bedrooms # Bright and breezy # Convenient Access : Only 2 units sharing the lift landing Amenities Nearby # Foodcourt at nearby 435A, 3mins walk away # 9mins walk to HDB neighbourhood shops at Blk 277C # 12 mins walk to Sengkang Grand Mall # 15 mins walk to Hougang Mall Transport # 10 mins walk to Buangkok MRT # 15 mins walk to Hougang MRT # Bus 729 to Serangoon / Dhoby Ghaut / Outram / Alexandra Retail Centre # Bus 27 to Changi Airport / Tampines / Sengkang / Hougang Interchange Pri Schools Within 1km # CHIJ Our Lady of the Nativity # Monfort Junior School # North Vista Primary School # Palm View Primary School # Punggol Primary School # Yio Chu Kang Primary School Pri Schools Within 1-2km # Anchor Green Primary # Compassvale Primary # Holy Innocents’ Primary # Hougang Primary # Nan Chiau Primary # North Spring Primary # Rivervale Primary # Seng Kang Primary # Springdale Primary # Xinmin Primary
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$610,356
S$502 psf
Asking Price
S$720,000
S$592 psf
vs Market
+18.0%
vs Last Done
+9.6%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Buangkok
447m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$540
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$502
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 445 HOUGANG AVE 8 Floor 01 TO 03 | 1,130sqft | S$610,000 | ▲S$540 +7.6% vs FV | 99yr from 1990 |
Sep 2025 | Blk 445 HOUGANG AVE 8 Floor 01 TO 03 | 1,130sqft | S$610,000 | ▲S$540 +7.6% vs FV | 99yr from 1990 |
Blk 445 HOUGANG AVE 8
Sep 2025 · Floor 01 TO 03
+7.6% vs FV
Blk 445 HOUGANG AVE 8
Sep 2025 · Floor 01 TO 03
+7.6% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit located in Hougang, with a remaining lease of 62 years, stands at an estimated value of $610,356, translating to a price per square foot (PSF) of $502. This valuation reflects an 18% premium above the baseline market signal, indicating a robust demand for HDB properties in this locale. Such a notable deviation from the market norm suggests that the property may possess unique attributes or appeal that justifies its elevated price point relative to comparable units within the vicinity.
However, it is essential to note that the model confidence for this valuation is categorized as low, primarily due to the limited dataset available for analysis. The reliance on only one recent HDB resale transaction nearby raises concerns regarding the robustness of this valuation, as it may not fully encapsulate the broader market dynamics at play. Prospective buyers and investors should exercise caution and conduct thorough due diligence, considering not only the remaining lease but also the overall market trends and demand fluctuations in Hougang.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.