445 Hougang Avenue 8 530445, Hougang East, North-east Region, Singapore
$720,000
Spacious 4A Unit With Balcony, Can Convert To Become 4 Bedrooms! About the Unit # Living Room faces South # Main Door faces East # Kitchen faces North # No West Sun # Balcony area has the flexibility of converting into a room! This will allow the unit to have a total of 4 Bedrooms # Bright and breezy # Convenient Access : Only 2 units sharing the lift landing Amenities Nearby # Foodcourt at nearby 435A, 3mins walk away # 9mins walk to HDB neighbourhood shops at Blk 277C # 12 mins walk to Sengkang Grand Mall # 15 mins walk to Hougang Mall Transport # 10 mins walk to Buangkok MRT # 15 mins walk to Hougang MRT # Bus 729 to Serangoon / Dhoby Ghaut / Outram / Alexandra Retail Centre # Bus 27 to Changi Airport / Tampines / Sengkang / Hougang Interchange Pri Schools Within 1km # CHIJ Our Lady of the Nativity # Monfort Junior School # North Vista Primary School # Palm View Primary School # Punggol Primary School # Yio Chu Kang Primary School Pri Schools Within 1-2km # Anchor Green Primary # Compassvale Primary # Holy Innocents’ Primary # Hougang Primary # Nan Chiau Primary # North Spring Primary # Rivervale Primary # Seng Kang Primary # Springdale Primary # Xinmin Primary
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: L3002382K
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$610,356
S$502 psf
Asking Price
S$720,000
S$592 psf
vs Market
+18.0%
vs Last Done
+9.6%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Buangkok
447m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$540
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$502
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 445 HOUGANG AVE 8 Floor 01 TO 03 | 1,130sqft | S$610,000 | ▲S$540 +7.6% vs FV | 99yr from 1990 |
Sep 2025 | Blk 445 HOUGANG AVE 8 Floor 01 TO 03 | 1,130sqft | S$610,000 | ▲S$540 +7.6% vs FV | 99yr from 1990 |
Blk 445 HOUGANG AVE 8
Sep 2025 · Floor 01 TO 03
+7.6% vs FV
Blk 445 HOUGANG AVE 8
Sep 2025 · Floor 01 TO 03
+7.6% 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 $610,356, translating to a price per square foot (PSF) of $502. This valuation reflects a market signal categorized as "Above Market," indicating an 18% premium compared to the baseline average for similar properties in the region. Such a substantial deviation suggests a strong demand for HDB units in this district, despite the lower model confidence due to the reliance on only one recent resale transaction for benchmarking.
In the current property market landscape, the dynamics of remaining lease tenure play a pivotal role in influencing buyer sentiment and pricing strategies. The Hougang area has historically attracted families and young professionals, contributing to a sustained interest in its residential offerings. However, with a remaining lease of 62 years, potential buyers may exhibit caution, balancing their investment against the lease’s diminishing value over time. Therefore, while the elevated valuation signals robust market interest, it is imperative for prospective buyers to consider both the lease duration and the prevailing market conditions before making decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.