122 Hougang Avenue 1 530122, Lorong Ah Soo, North-east Region, Singapore
$1,030,000
Unique 2-storey maisonette with dual entrances and rare private garden space Walk to Kovan MRT Station and Heartland Mall Kovan Within 1km to Paya Lebar Methodist School (Primary) Unit Highlights • Rare 5-room maisonette spanning two levels • Highly functional dual-entrance layout (front & rear access) • Rear entrance opens to a private garden-like space – ideal for plants, relaxation, or outdoor corner • Excellent layout with clear separation of living and resting zones Location & Connectivity • Walking distance to Kovan MRT Station • Short stroll to Heartland Mall Kovan for groceries, dining, and daily needs • Easy access to major roads and public transport Schools • Within 1km to Paya Lebar Methodist School (Primary) Lifestyle & Outdoors • Park connector right at your doorstep – direct access to Jalan Pelikat Park Connector • Perfect for jogging, cycling, and family outdoor activities Why This Home is Special • Rare maisonette in a mature estate – limited supply • Dual-access feature offers flexibility and privacy • Private outdoor space – a true rarity for HDB homes • Ideal for families seeking space, convenience, and lifestyle Contact Veron today @ 9455XXXX to arrange for an exclusive viewing or to find more more! Welcome Cobroke!
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
Total Transactions
2
Average Price
S3.4M
Total Value
S6.8M
Calculating fair value from URA transaction data…


License: L3008022J
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 110 HDB resale transactions (data.gov.sg)
Fair Value
S$672,397
S$456 psf
Asking Price
S$1.03M
S$698 psf
vs Market
+53.2%
vs Last Done
+35.8%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
110 comps
Nearest MRT
Kovan
716m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
110 comparable transactions
S$559
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$456
Recent Comparable Transactions
10 shown · 110 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 310 HOUGANG AVE 5 Floor 10 TO 12 | 1,302sqft | S$670,000 | ▲S$514 +12.7% vs FV | 99yr from 1984 |
Apr 2026 | Blk 310 HOUGANG AVE 5 Floor 10 TO 12 | 1,302sqft | S$670,000 | ▲S$514 +12.7% vs FV | 99yr from 1984 |
Mar 2026 | Blk 409 HOUGANG AVE 10 Floor 07 TO 09 | 1,302sqft | S$870,000 | ▲S$668 +46.5% vs FV | 99yr from 1985 |
Mar 2026 | Blk 339 HOUGANG AVE 7 Floor 04 TO 06 | 1,302sqft | S$655,000 | ▲S$503 +10.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 142 LOR AH SOO Floor 01 TO 03 | 1,421sqft | S$720,000 | ▲S$507 +11.2% vs FV | 99yr from 1984 |
Mar 2026 | Blk 142 LOR AH SOO Floor 04 TO 06 | 1,421sqft | S$760,000 | ▲S$535 +17.3% vs FV | 99yr from 1984 |
Feb 2026 | Blk 306 HOUGANG AVE 5 Floor 04 TO 06 | 1,410sqft | S$688,888 | ▲S$489 +7.2% vs FV | 99yr from 1983 |
Feb 2026 | Blk 610 HOUGANG AVE 8 Floor 07 TO 09 | 1,313sqft | S$758,000 | ▲S$577 +26.5% vs FV | 99yr from 1986 |
Feb 2026 | Blk 139 LOR AH SOO Floor 13 TO 15 | 1,421sqft | S$800,000 | ▲S$563 +23.5% vs FV | 99yr from 1984 |
Jan 2026 | Blk 238 HOUGANG AVE 1 Floor 04 TO 06 | 1,464sqft | S$970,000 | ▲S$663 +45.4% vs FV | 99yr from 1984 |
Jan 2026 | Blk 238 HOUGANG AVE 1 Floor 01 TO 03 | 1,464sqft | S$905,000 | ▲S$618 +35.5% vs FV | 99yr from 1984 |
Blk 310 HOUGANG AVE 5
Apr 2026 · Floor 10 TO 12
+12.7% vs FV
Blk 310 HOUGANG AVE 5
Apr 2026 · Floor 10 TO 12
+12.7% vs FV
Blk 409 HOUGANG AVE 10
Mar 2026 · Floor 07 TO 09
+46.5% vs FV
Blk 339 HOUGANG AVE 7
Mar 2026 · Floor 04 TO 06
+10.3% vs FV
Blk 142 LOR AH SOO
Mar 2026 · Floor 01 TO 03
+11.2% vs FV
Blk 142 LOR AH SOO
Mar 2026 · Floor 04 TO 06
+17.3% vs FV
Blk 306 HOUGANG AVE 5
Feb 2026 · Floor 04 TO 06
+7.2% vs FV
Blk 610 HOUGANG AVE 8
Feb 2026 · Floor 07 TO 09
+26.5% vs FV
Blk 139 LOR AH SOO
Feb 2026 · Floor 13 TO 15
+23.5% vs FV
Blk 238 HOUGANG AVE 1
Jan 2026 · Floor 04 TO 06
+45.4% vs FV
Blk 238 HOUGANG AVE 1
Jan 2026 · Floor 01 TO 03
+35.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Hougang, with a remaining lease of 56 years, stands at an estimated value of $672,397, translating to $456 PSF. This assessment reflects a significant market signal, characterized by a remarkable 53.2% difference above the baseline valuation. Such a premium indicates robust demand dynamics within the Hougang precinct, highlighting the area's desirability among homebuyers seeking spacious and affordable public housing options.
The high model confidence is bolstered by thorough analysis, drawing insights from 110 recent HDB resale transactions in the vicinity. This data-driven approach underscores the strong market sentiment and the potential for sustained appreciation in property values within this region. The remaining lease of 56 years, while a consideration for some buyers, does not appear to dampen market enthusiasm, suggesting that the location's amenities, accessibility, and community attributes significantly outweigh lease duration concerns. As such, the current valuation not only reflects a healthy market but also positions this property as a compelling investment opportunity for prospective buyers in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.