1. Well maintain and move in condition 2. Spoil with full facilities like pool table with dart board, Punch bag corner, outdoor movie screen, tennis court and half a basketball court 3. Come with storage which can turn to helper room 4. Quiet and peaceful neighbourhood 5. Min walk to Hougang MRT and Kovan MRT 6. Min walk to popular food street at Kovan 7. Min walk to Hougang Swimming complex and future Hougang Sporthall 8. Min drive to Nex Shopping Mall, Hougang Mall, Sengkang Grand Mall and Woodleigh Mall 9. Min drive Kovan Hawker and Woodleigh Hawker 10. 1 for 1 parking lot with ev parking lots 11. Within 1km to schools like: - Xinmin Primary and Secondary - Mortfort Junior School (Pri) and Secondary - Holy Innocents’ Primary 12. No extension needed Call Daniel Tan to arrange for viewing @ 8339XXXX ERA Realty Network Pte Ltd
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Total Transactions
338
Average Price
S1.3M
Total Value
S444.8M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 782 URA transactions · 10 outliers removed (IQR)
Fair Value
S$1.73M
S$1,705 psf
Asking Price
S$2.15M
S$2,125 psf
vs Market
+24.6%
vs Last Done
+19.9%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
782 comps
Nearest MRT
Kovan
765m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
782 comparable transactions
S$1,759
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
+2%
Adjusted Fair Value PSF
S$1,705
Recent Comparable Transactions
10 shown · 782 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +4.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +4.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +15.2% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 635sqft | S$1,100,000 | ▲S$1,732 +1.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 936sqft | S$1,550,000 | ▼S$1,655 -2.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 990sqft | S$1,980,000 | ▲S$1,999 +17.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 893sqft | S$1,770,000 | ▲S$1,981 +16.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 667sqft | S$1,208,000 | ▲S$1,810 +6.2% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 16-20 | 667sqft | S$1,302,888 | ▲S$1,952 +14.5% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 11-15 | 484sqft | S$850,000 | ▲S$1,755 +2.9% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | HOUGANG AVENUE 2 Floor 01-05 | 635sqft | S$1,125,000 | ▲S$1,771 +3.9% vs FV | 99 yrs lease commencing from 2018 |
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+4.0% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+4.0% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+15.2% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+1.6% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-2.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+17.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+16.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+6.2% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 16-20
+14.5% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 11-15
+2.9% vs FV
HOUGANG AVENUE 2
Jul 2025 · Floor 01-05
+3.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.