321 Hougang Avenue 5 530321, Kangkar, North-east Region, Singapore
$435,000
Priced to Sell – Serious Sellers! Contact Lay Kwan @ 9878*8668 today for viewing arrangements * Efficient Layout: No wasted space! * No Extension Required. Move in quickly! * Renovate to Your Own Desire – A blank canvas for your dream design Key Selling Highlights • Walking distance to Hougang MRT (NE14) will become a major interchange connecting the existing North East Line (NEL) to the upcoming Cross Island Line (CRL) by 2030. • Within 1 km to Holy Innocents’ Primary and CHIJ Our Lady Of Nativity • Strong bus connectivity right outside the block • Minutes walk to Hougang malls, The Midtown, Kang Kar Mall, supermarkets & childcare options Location & Connectivity MRT Stations • Hougang MRT (Interchange for NE and CRL in 2030) – 804 m Bus Connectivity (Excellent) • Hougang Ave 7 – Services: 112 • Hougang Ave 5 – Services: 151, 87 Schools (Strong Family Catchment) Primary Schools • Holy Innocents’ Primary – 0.463 km • CHIJ Our Lady of the Nativity – 0.694 km • Montfort Junior – 1.25 km • Punggol Primary – 1.26km • Xinghua Primary – 1.34 km Secondary Schools • Holy Innocents’ High – 0.536 km • Serangoon Secondary – 0.943 km • Montfort Secondary – 1.29 km • Yuying Secondary – 1.43 km • North Vista Secondary – 1.56 km Tertiary • Anderson Serangoon Junior College – 1.27 km Contact Lay Kwan @ 9878*8668 today for viewing arrangements Nearby: Sungei Serangoon, Kang Kar Mall, Hougang CC, Cheap, Goldhill Family Restaurant, fire sales, very cheap, Sengkang grand mall, bungakok MRT, Defu mrt, Nan chiau Primary, hougang mrt, kovan mrt, sengkang mrt, punggol mrt
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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$346,661
S$481 psf
Asking Price
S$435,000
S$603 psf
vs Market
+25.5%
vs Last Done
0.0%
Tenure
55 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Hougang
803m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$600
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.786
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$481
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 321 HOUGANG AVE 5 Floor 10 TO 12 | 721sqft | S$435,000 | ▲S$603 +25.4% vs FV | 99yr from 1983 |
May 2026 | Blk 321 HOUGANG AVE 5 Floor 10 TO 12 | 721sqft | S$435,000 | ▲S$603 +25.4% vs FV | 99yr from 1983 |
May 2025 | Blk 321 HOUGANG AVE 5 Floor 04 TO 06 | 721sqft | S$422,000 | ▲S$585 +21.6% vs FV | 99yr from 1983 |
Feb 2025 | Blk 321 HOUGANG AVE 5 Floor 10 TO 12 | 721sqft | S$441,000 | ▲S$611 +27.0% vs FV | 99yr from 1983 |
Blk 321 HOUGANG AVE 5
May 2026 · Floor 10 TO 12
+25.4% vs FV
Blk 321 HOUGANG AVE 5
May 2026 · Floor 10 TO 12
+25.4% vs FV
Blk 321 HOUGANG AVE 5
May 2025 · Floor 04 TO 06
+21.6% vs FV
Blk 321 HOUGANG AVE 5
Feb 2025 · Floor 10 TO 12
+27.0% vs FV
HELIOS AI Analysis
In the current landscape of Hougang's HDB market, the valuation of the 3-room unit at $346,661, translating to $481 PSF, signals a noteworthy position above the market baseline, with an impressive 25.5% premium. This elevated valuation, while compelling, is underscored by a low model confidence, indicating potential volatility and uncertainty in the pricing dynamics. The remaining lease of 55 years is a critical factor, as it impacts buyer sentiment and investment potential in the long-term horizon, especially in a rapidly evolving urban environment like Singapore.
Recent resale transactions in the vicinity provide a mixed backdrop for this valuation. With only three comparable transactions informing this assessment, the limited data set raises questions regarding market stability and the sustainability of such a premium. As the demand for HDB properties in established regions like Hougang continues to fluctuate, prospective buyers and investors are advised to consider the implications of lease duration and market trends when evaluating this property. The interplay between remaining lease, unit valuation, and broader market signals will ultimately dictate the long-term desirability and investment viability of this HDB unit.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.