Hougang Street 31, Lorong Ah Soo, North-east Region, Singapore
$8,980,000








NEW LISTING!!!!! VIEW TO APPRECIATE!!! SUPER HUGE HOUSE WITH 9 BEDROOMS + 1 ENTERTAINMENT ROOM + 7 BATHROOMS COMES WITH LIFT & BASEMENT BACKGATE CAN ACCESS EASILY TO EATERY AND ROAD 2 MINS TO KOVAN MRT SUPER CONVENIENT LOCATION Discover the perfect family haven with this spacious 9 bedroom, 7 bathroom semi-detached house for sale, available now. Spanning an impressive 9998 sqft, this property is designed for luxurious living and entertaining. Located in a vibrant neighborhood, you are just a short distance from Kovan MRT station (1.2 km), making commuting a breeze. Families will appreciate the proximity to Living Sanctuary Kindergarten (1.5 km) and DPS International School – Kovan Campus (1.8 km), ensuring quality education options nearby. For your daily needs, NTUC FairPrice (0.9 km) and Rainbow Supermart Pte Ltd (1.1 km) are conveniently located, offering a wide range of groceries and essentials. Enjoy shopping at Heartland Mall Kovan (1.0 km), where you can find a variety of retail options and dining experiences. The house features modern air conditioning, a spacious living area, a beautifully landscaped garden, and ample parking space, catering to all your lifestyle needs. Don't miss this opportunity to own a piece of luxury in a prime location. Schedule a viewing today and imagine your family thriving in this exceptional home
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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: L3010738A
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Automated Valuation based on 224 HDB resale transactions (data.gov.sg) · 9 outliers removed (IQR)
Fair Value
S$6.48M
S$648 psf
Asking Price
S$8.98M
S$899 psf
vs Market
+38.6%
vs Last Done
+57.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
224 comps
Nearest MRT
Kovan
645m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
224 comparable transactions
S$605
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$648
Recent Comparable Transactions
10 shown · 224 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 967 HOUGANG AVE 9 Floor 07 TO 09 | 1,475sqft | S$840,000 | ▼S$570 -12.0% vs FV | 99yr from 1999 |
Apr 2026 | Blk 967 HOUGANG AVE 9 Floor 07 TO 09 | 1,475sqft | S$840,000 | ▼S$570 -12.0% vs FV | 99yr from 1999 |
Mar 2026 | Blk 967 HOUGANG AVE 9 Floor 10 TO 12 | 1,475sqft | S$888,000 | ▼S$602 -7.1% vs FV | 99yr from 1999 |
Mar 2026 | Blk 940 HOUGANG ST 92 Floor 04 TO 06 | 1,539sqft | S$920,000 | ▼S$598 -7.7% vs FV | 99yr from 1998 |
Feb 2026 | Blk 972 HOUGANG ST 91 Floor 07 TO 09 | 1,475sqft | S$881,888 | ▼S$598 -7.7% vs FV | 99yr from 1999 |
Feb 2026 | Blk 975 HOUGANG ST 91 Floor 07 TO 09 | 1,475sqft | S$860,000 | ▼S$583 -10.0% vs FV | 99yr from 1999 |
Jan 2026 | Blk 967 HOUGANG AVE 9 Floor 01 TO 03 | 1,475sqft | S$840,000 | ▼S$570 -12.0% vs FV | 99yr from 1999 |
Jan 2026 | Blk 960 HOUGANG AVE 9 Floor 07 TO 09 | 1,475sqft | S$880,000 | ▼S$597 -7.9% vs FV | 99yr from 1999 |
Jan 2026 | Blk 959 HOUGANG ST 91 Floor 10 TO 12 | 1,475sqft | S$880,000 | ▼S$597 -7.9% vs FV | 99yr from 1999 |
Jan 2026 | Blk 974 HOUGANG ST 91 Floor 04 TO 06 | 1,475sqft | S$820,000 | ▼S$556 -14.2% vs FV | 99yr from 1999 |
Dec 2025 | Blk 975 HOUGANG ST 91 Floor 07 TO 09 | 1,475sqft | S$888,888 | ▼S$603 -6.9% vs FV | 99yr from 1999 |
Blk 967 HOUGANG AVE 9
Apr 2026 · Floor 07 TO 09
-12.0% vs FV
Blk 967 HOUGANG AVE 9
Apr 2026 · Floor 07 TO 09
-12.0% vs FV
Blk 967 HOUGANG AVE 9
Mar 2026 · Floor 10 TO 12
-7.1% vs FV
Blk 940 HOUGANG ST 92
Mar 2026 · Floor 04 TO 06
-7.7% vs FV
Blk 972 HOUGANG ST 91
Feb 2026 · Floor 07 TO 09
-7.7% vs FV
Blk 975 HOUGANG ST 91
Feb 2026 · Floor 07 TO 09
-10.0% vs FV
Blk 967 HOUGANG AVE 9
Jan 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 960 HOUGANG AVE 9
Jan 2026 · Floor 07 TO 09
-7.9% vs FV
Blk 959 HOUGANG ST 91
Jan 2026 · Floor 10 TO 12
-7.9% vs FV
Blk 974 HOUGANG ST 91
Jan 2026 · Floor 04 TO 06
-14.2% vs FV
Blk 975 HOUGANG ST 91
Dec 2025 · Floor 07 TO 09
-6.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Hougang, estimated at $6,480,623 or $648 PSF, reflects a robust market signal that indicates a premium positioning within the current landscape of HDB transactions. With a remaining lease of 75 years, this property not only benefits from a significant tenure but also showcases a remarkable 38.6% premium above the baseline value. Such a substantial difference suggests that the unit commands a competitive edge, likely driven by desirable location attributes and amenities that enhance its appeal to prospective buyers.
The model confidence in this valuation is rated as high, underpinned by a comprehensive analysis of 224 recent HDB resale transactions in the vicinity. This extensive data set provides a reliable foundation for the valuation, reflecting the dynamism and resilience of the Hougang real estate market. The elevated valuation not only underscores the desirability of HDB Executive units in this area but also points to broader market trends that favor properties with longer leases, aligning with the increasing demand for quality housing in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.