✔ 2 Bedrooms, 2 Bathrooms ✔ 646 sqft efficient dumb-bell layout ✔ High floor with unblocked city view ✔ Bright, breezy & well-ventilated ✔ Each bedroom with its own bathroom ✔ Squarish and functional floor plan ✔ Open-concept kitchen with ample storage ✔ Spacious living & dining area ✔ TOP 2023, relatively new development ✔ Wide range of facilities (pool, jacuzzi, gym, BBQ, etc.) ✔ Shuttle bus to Hougang MRT, Kovan MRT & Hougang Bus Interchange ✔ Near Heartland Mall, Hougang Mall & eateries ✔ Within 1km to Holy Innocents Primary, Xinmin Primary & Montfort Schools ✔ Tenanted unit (can terminate with 2 months’ notice) ✔ Quarterly maintenance approx. $837.19 ✔ Ideal for own stay or investment A versatile unit offering both lifestyle and investment potential. Video walkthrough available upon request. ——— ✔ 两房两卫 ✔ 646平方英尺高效“哑铃型”户型 ✔ 高楼层,城市无遮挡景观 ✔ 采光通风佳 ✔ 每间卧室配独立卫浴 ✔ 方正实用户型 ✔ 开放式厨房,储物空间充足 ✔ 宽敞客厅与餐厅空间 ✔ 2023年TOP,较新项目 ✔ 设施丰富(泳池、按摩池、健身房、烧烤区等) ✔ 提供接驳巴士至Hougang及Kovan地铁站 ✔ 临近Heartland Mall、Hougang Mall及餐饮 ✔ 1公里内优质小学 ✔ 带租约单位(可提前2个月通知终止) ✔ 季度管理费约 $837.19 ✔ 适合自住或投资 兼具生活品质与投资价值的优质单位。
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Total Transactions
338
Average Price
S1.3M
Total Value
S444.8M
Calculating fair value from URA transaction data…
Automated Valuation based on 912 URA transactions · 96 outliers removed (IQR)
Fair Value
S$1.12M
S$1,741 psf
Asking Price
S$1.30M
S$2,012 psf
vs Market
+15.6%
vs Last Done
+13.5%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
912 comps
Nearest MRT
Kovan
765m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
912 comparable transactions
S$1,745
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.941
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,741
Recent Comparable Transactions
10 shown · 912 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +1.8% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +1.8% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +12.8% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 635sqft | S$1,100,000 | ▼S$1,732 -0.5% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 936sqft | S$1,550,000 | ▼S$1,655 -4.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | LORONG 1 REALTY PARK Floor - | 2,755sqft | S$5,528,000 | ▲S$2,007 +15.3% vs FV | 999 yrs lease commencing from 1876 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 990sqft | S$1,980,000 | ▲S$1,999 +14.8% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 893sqft | S$1,770,000 | ▲S$1,981 +13.8% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 667sqft | S$1,208,000 | ▲S$1,810 +4.0% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 16-20 | 667sqft | S$1,302,888 | ▲S$1,952 +12.1% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 484sqft | S$850,000 | ▲S$1,755 +0.8% vs FV | 99 yrs lease commencing from 2018 |
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+1.8% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+1.8% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+12.8% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-0.5% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-4.9% vs FV
LORONG 1 REALTY PARK
Jul 2025 · Floor -
+15.3% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+14.8% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+13.8% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+4.0% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 16-20
+12.1% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+0.8% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 912 URA transactions (96 outliers removed), adjusted for: Tenure decay (5.9% discount); MRT Kovan 765m away (+1%); AI-detected value boosters: high ceiling, unblocked view, brand new (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.