540 Hougang Avenue 8 530540, Hougang West, North-east Region, Singapore
$680,000
Owner just reached their MOP! Unit just renovated 5 years ago! Serious and Motivated Seller! *Extension Required* *No EIP Restriction for July* Unit features: Remaining Lease: 64 years 4-Room Model A 1,119 sqft/104 sqm Living room facing North North South Orientation Bright and Windy No direct west sun Squarish layout, no odd shape Nearby Amenities: Hougang Green Shopping Mall (0.4KM) ⁃ NTUC ⁃ Cold Storage Punggol Community Club (0.39KM) Buangkok Hawker Centre (0.52KM) Ci Yuan Hawker Centre (0.9KM) Nearby Transportation: Buangkok MRT (0.6KM) Hougang MRT (0.74KM) Blk 532 Bus stop (0.17KM) ⁃ Bus: 74, 88, 147, 161, 325 Blk 438 Bus stop (0.19KM) ⁃ Bus 27 (2 stops to Hougang MRT) Nearby Pre-school: Blk 539 Whiz Kids Montessori (0.11KM) Blk 535 PCF Sparkletots Preschool (0.2KM) Primary School within 1KM: CHIJ Our Lady of Nativity Montfort Junior School North Vista Primary School Palm View Primary School Punggol Primary School Xinmin Primary School Yio Chu Kang Primary School Primary School within 1-2KM: Rosyth School Nan Chiau Primary School Holy Innocents’ Primary School Contact us for more information and an exclusive viewing today!
The following locations are within radius of this property, with distance shown in kilometers.
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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 136 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$584,285
S$522 psf
Asking Price
S$680,000
S$608 psf
vs Market
+16.4%
vs Last Done
+7.6%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
High
136 comps
Nearest MRT
Buangkok
593m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
136 comparable transactions
S$578
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$522
Recent Comparable Transactions
10 shown · 136 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 711 HOUGANG AVE 2 Floor 04 TO 06 | 1,001sqft | S$565,888 | ▲S$565 +8.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 711 HOUGANG AVE 2 Floor 04 TO 06 | 1,001sqft | S$565,888 | ▲S$565 +8.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 359 HOUGANG AVE 5 Floor 01 TO 03 | 1,141sqft | S$630,000 | ▲S$552 +5.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 523 HOUGANG AVE 6 Floor 01 TO 03 | 1,130sqft | S$580,000 | ▼S$513 -1.7% vs FV | 99yr from 1986 |
Mar 2026 | Blk 352 HOUGANG AVE 7 Floor 07 TO 09 | 980sqft | S$530,000 | ▲S$541 +3.6% vs FV | 99yr from 1986 |
Mar 2026 | Blk 354 HOUGANG AVE 7 Floor 04 TO 06 | 1,001sqft | S$540,000 | ▲S$539 +3.3% vs FV | 99yr from 1986 |
Mar 2026 | Blk 677 HOUGANG AVE 8 Floor 10 TO 12 | 958sqft | S$565,000 | ▲S$590 +13.0% vs FV | 99yr from 1988 |
Mar 2026 | Blk 683 HOUGANG AVE 8 Floor 01 TO 03 | 915sqft | S$535,000 | ▲S$585 +12.1% vs FV | 99yr from 1989 |
Mar 2026 | Blk 611 HOUGANG AVE 8 Floor 10 TO 12 | 904sqft | S$535,000 | ▲S$592 +13.4% vs FV | 99yr from 1986 |
Mar 2026 | Blk 630 HOUGANG AVE 8 Floor 10 TO 12 | 904sqft | S$510,000 | ▲S$564 +8.0% vs FV | 99yr from 1986 |
Mar 2026 | Blk 611 HOUGANG AVE 8 Floor 07 TO 09 | 1,119sqft | S$612,000 | ▲S$547 +4.8% vs FV | 99yr from 1986 |
Blk 711 HOUGANG AVE 2
Mar 2026 · Floor 04 TO 06
+8.2% vs FV
Blk 711 HOUGANG AVE 2
Mar 2026 · Floor 04 TO 06
+8.2% vs FV
Blk 359 HOUGANG AVE 5
Mar 2026 · Floor 01 TO 03
+5.7% vs FV
Blk 523 HOUGANG AVE 6
Mar 2026 · Floor 01 TO 03
-1.7% vs FV
Blk 352 HOUGANG AVE 7
Mar 2026 · Floor 07 TO 09
+3.6% vs FV
Blk 354 HOUGANG AVE 7
Mar 2026 · Floor 04 TO 06
+3.3% vs FV
Blk 677 HOUGANG AVE 8
Mar 2026 · Floor 10 TO 12
+13.0% vs FV
Blk 683 HOUGANG AVE 8
Mar 2026 · Floor 01 TO 03
+12.1% vs FV
Blk 611 HOUGANG AVE 8
Mar 2026 · Floor 10 TO 12
+13.4% vs FV
Blk 630 HOUGANG AVE 8
Mar 2026 · Floor 10 TO 12
+8.0% vs FV
Blk 611 HOUGANG AVE 8
Mar 2026 · Floor 07 TO 09
+4.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Hougang, with a remaining lease of 62 years, stands at an estimated value of $584,285, translating to a price per square foot (PSF) of $522. This valuation positions the property significantly above the market baseline, with a noteworthy 16.4% premium. Such a substantial difference suggests strong demand and desirability in the Hougang area, reflecting the evolving dynamics of the HDB market.
With model confidence rated as high and based on a robust analysis of 136 recent HDB resale transactions in the vicinity, this valuation underscores the competitive nature of the current market. The extended lease period of 62 years offers prospective buyers a valuable opportunity, as properties with longer leases tend to attract higher interest and command better prices. As the urban landscape continues to develop, properties in well-connected and vibrant neighborhoods like Hougang are likely to see sustained interest, reinforcing the potential for appreciation in value over time.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.