Hougang Street 21, Lorong Ah Soo, North-east Region, Singapore
$9,000,000
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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: L3008022J
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Automated Valuation based on 102 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.93M
S$508 psf
Asking Price
S$9.00M
S$2,118 psf
vs Market
+82.6%
vs Last Done
+221.4%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
102 comps
Nearest MRT
Kovan
174m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
102 comparable transactions
S$594
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$508
Recent Comparable Transactions
10 shown · 102 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 633 HOUGANG AVE 8 Floor 07 TO 09 | 1,593sqft | S$1,050,000 | ▲S$659 +29.7% vs FV | 99yr from 1987 |
Jan 2026 | Blk 633 HOUGANG AVE 8 Floor 07 TO 09 | 1,593sqft | S$1,050,000 | ▲S$659 +29.7% vs FV | 99yr from 1987 |
Jan 2026 | Blk 654 HOUGANG AVE 8 Floor 01 TO 03 | 1,572sqft | S$920,000 | ▲S$585 +15.2% vs FV | 99yr from 1987 |
Jan 2026 | Blk 615 HOUGANG AVE 8 Floor 10 TO 12 | 1,604sqft | S$980,000 | ▲S$611 +20.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 615 HOUGANG AVE 8 Floor 10 TO 12 | 1,528sqft | S$1,000,000 | ▲S$654 +28.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 628 HOUGANG AVE 8 Floor 04 TO 06 | 1,593sqft | S$988,000 | ▲S$620 +22.0% vs FV | 99yr from 1986 |
Nov 2025 | Blk 633 HOUGANG AVE 8 Floor 01 TO 03 | 1,625sqft | S$909,940 | ▲S$560 +10.2% vs FV | 99yr from 1987 |
Aug 2025 | Blk 628 HOUGANG AVE 8 Floor 07 TO 09 | 1,593sqft | S$994,000 | ▲S$624 +22.8% vs FV | 99yr from 1986 |
Jul 2025 | Blk 633 HOUGANG AVE 8 Floor 04 TO 06 | 1,593sqft | S$980,000 | ▲S$615 +21.1% vs FV | 99yr from 1987 |
Jul 2025 | Blk 646 HOUGANG AVE 8 Floor 01 TO 03 | 1,625sqft | S$990,000 | ▲S$609 +19.9% vs FV | 99yr from 1987 |
Jul 2025 | Blk 615 HOUGANG AVE 8 Floor 01 TO 03 | 1,604sqft | S$888,888 | ▲S$554 +9.1% vs FV | 99yr from 1986 |
Blk 633 HOUGANG AVE 8
Jan 2026 · Floor 07 TO 09
+29.7% vs FV
Blk 633 HOUGANG AVE 8
Jan 2026 · Floor 07 TO 09
+29.7% vs FV
Blk 654 HOUGANG AVE 8
Jan 2026 · Floor 01 TO 03
+15.2% vs FV
Blk 615 HOUGANG AVE 8
Jan 2026 · Floor 10 TO 12
+20.3% vs FV
Blk 615 HOUGANG AVE 8
Jan 2026 · Floor 10 TO 12
+28.7% vs FV
Blk 628 HOUGANG AVE 8
Nov 2025 · Floor 04 TO 06
+22.0% vs FV
Blk 633 HOUGANG AVE 8
Nov 2025 · Floor 01 TO 03
+10.2% vs FV
Blk 628 HOUGANG AVE 8
Aug 2025 · Floor 07 TO 09
+22.8% vs FV
Blk 633 HOUGANG AVE 8
Jul 2025 · Floor 04 TO 06
+21.1% vs FV
Blk 646 HOUGANG AVE 8
Jul 2025 · Floor 01 TO 03
+19.9% vs FV
Blk 615 HOUGANG AVE 8
Jul 2025 · Floor 01 TO 03
+9.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in Hougang presents a compelling case within the current real estate landscape of Singapore. With an estimated value of $4,929,082, translating to $508 PSF, this property is positioned significantly above the market baseline by 82.6%. This premium valuation can be attributed to various factors, including the property’s strategic location, the executive flat's spacious layout, and the overall demand for larger HDB units in the region. The remaining lease of 57 years also plays a crucial role in shaping buyer perceptions and investment potential, particularly as the HDB segment becomes increasingly competitive.
The model confidence for this valuation is classified as high, indicating a robust analytical framework underpinned by a comprehensive assessment of 102 recent HDB resale transactions in the vicinity. This data-driven approach not only highlights the strength of the current market dynamics but also underscores the resilience of Hougang as a desirable residential enclave. As the demand for HDB properties continues to evolve, this executive unit stands out as a prime investment opportunity, particularly for buyers seeking both space and strategic location within Singapore’s vibrant housing market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.