540 Hougang Avenue 8 530540, Hougang West, North-east Region, Singapore
$680,000
Owner just reached their MOP! Unit just renovated 5 years ago! Serious and Motivated Seller! *Extension Required* *No EIP Restriction for July* Unit features: Remaining Lease: 64 years 4-Room Model A 1,119 sqft/104 sqm Living room facing North North South Orientation Bright and Windy No direct west sun Squarish layout, no odd shape Nearby Amenities: Hougang Green Shopping Mall (0.4KM) ⁃ NTUC ⁃ Cold Storage Punggol Community Club (0.39KM) Buangkok Hawker Centre (0.52KM) Ci Yuan Hawker Centre (0.9KM) Nearby Transportation: Buangkok MRT (0.6KM) Hougang MRT (0.74KM) Blk 532 Bus stop (0.17KM) ⁃ Bus: 74, 88, 147, 161, 325 Blk 438 Bus stop (0.19KM) ⁃ Bus 27 (2 stops to Hougang MRT) Nearby Pre-school: Blk 539 Whiz Kids Montessori (0.11KM) Blk 535 PCF Sparkletots Preschool (0.2KM) Primary School within 1KM: CHIJ Our Lady of Nativity Montfort Junior School North Vista Primary School Palm View Primary School Punggol Primary School Xinmin Primary School Yio Chu Kang Primary School Primary School within 1-2KM: Rosyth School Nan Chiau Primary School Holy Innocents’ Primary School Contact us for more information and an exclusive viewing today!
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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$559,898
S$500 psf
Asking Price
S$680,000
S$608 psf
vs Market
+21.5%
vs Last Done
+3.9%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Buangkok
593m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$554
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$500
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 540 HOUGANG AVE 8 Floor 10 TO 12 | 1,119sqft | S$655,000 | ▲S$585 +17.0% vs FV | 99yr from 1989 |
May 2026 | Blk 540 HOUGANG AVE 8 Floor 10 TO 12 | 1,119sqft | S$655,000 | ▲S$585 +17.0% vs FV | 99yr from 1989 |
Apr 2026 | Blk 540 HOUGANG AVE 8 Floor 07 TO 09 | 1,119sqft | S$605,000 | ▲S$540 +8.0% vs FV | 99yr from 1989 |
Apr 2026 | Blk 540 HOUGANG AVE 8 Floor 01 TO 03 | 1,119sqft | S$600,000 | ▲S$536 +7.2% vs FV | 99yr from 1989 |
Blk 540 HOUGANG AVE 8
May 2026 · Floor 10 TO 12
+17.0% vs FV
Blk 540 HOUGANG AVE 8
May 2026 · Floor 10 TO 12
+17.0% vs FV
Blk 540 HOUGANG AVE 8
Apr 2026 · Floor 07 TO 09
+8.0% vs FV
Blk 540 HOUGANG AVE 8
Apr 2026 · Floor 01 TO 03
+7.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room property in Hougang, with a remaining lease of 62 years, presents a compelling case for analysis within the current market landscape. Priced at $559,898, translating to approximately $500 per square foot, this property is positioned above the market baseline by a notable 21.5%. This premium suggests a strong demand for residential spaces in the region, potentially driven by appealing local amenities and connectivity, which are crucial factors influencing buyer preferences in Singapore's competitive housing market.
However, it is important to note that the model confidence for this valuation is classified as low, indicating potential variability in the assessment. The valuation is derived from only three recent HDB resale transactions in the vicinity, which may not fully encapsulate the broader market dynamics or fluctuations. As such, prospective buyers and investors should exercise caution and consider conducting further due diligence to understand the potential implications of the remaining lease duration on future resale value, market trends, and overall investment stability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.