446 Hougang Avenue 8 530446, Hougang East, North-east Region, Singapore
$1,100,000
Spacious Executive Maisonette at Blk 446 Hougang Ave 8 Rare opportunity to own/rent a spacious Executive Maisonette in the heart of Hougang — ideal for families who appreciate space, privacy, and a practical two-storey layout. Unlike newer compact layouts, this home offers a generous floor area with a well-defined living and sleeping arrangement, making it perfect for multi-generational living, growing families, or homeowners who simply value room to move. Unit Highlights Executive Maisonette layout Spacious and functional two-storey design Large living and dining area — ideal for family gatherings and entertaining Well-sized bedrooms with comfortable living space Clear separation of communal and private areas Plenty of potential to renovate and design into your dream home Great for families looking for a home with space rarely found in newer flats The maisonette layout offers a unique charm and practicality — with common living areas downstairs and private resting spaces upstairs, giving the home a more landed-style feel within an HDB setting. Excellent Accessibility Located in a mature and highly convenient estate, Blk 446 Hougang Ave 8 enjoys strong connectivity for both public transport users and drivers. Convenient access to Buangkok MRT and Hougang MRT Nearby to KPE and TPE Nearby amenities include: Sengkang grand Hougang Mall Hougang Green Shopping Mall Neighbourhood coffee shops and eateries Supermarkets and provision shops Punggol Primary School North Vista Primary School Palm View Primary School Secondary Schools North Vista Secondary School Montfort Secondary School Sengkang Secondary School
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 5 HDB resale transactions (data.gov.sg)
Fair Value
S$1.00M
S$606 psf
Asking Price
S$1.10M
S$664 psf
vs Market
+9.6%
vs Last Done
+4.4%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
Low
5 comps
Nearest MRT
Buangkok
481m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$642
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.900
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$606
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 446 HOUGANG AVE 8 Floor 04 TO 06 | 1,572sqft | S$1,000,000 | ▲S$636 +5.0% vs FV | 99yr from 1991 |
Apr 2026 | Blk 446 HOUGANG AVE 8 Floor 04 TO 06 | 1,572sqft | S$1,000,000 | ▲S$636 +5.0% vs FV | 99yr from 1991 |
Nov 2025 | Blk 446 HOUGANG AVE 8 Floor 04 TO 06 | 1,572sqft | S$980,000 | ▲S$624 +3.0% vs FV | 99yr from 1991 |
Sep 2025 | Blk 446 HOUGANG AVE 8 Floor 10 TO 12 | 1,593sqft | S$1,100,000 | ▲S$690 +13.9% vs FV | 99yr from 1991 |
Nov 2024 | Blk 446 HOUGANG AVE 8 Floor 10 TO 12 | 1,593sqft | S$1,040,000 | ▲S$653 +7.8% vs FV | 99yr from 1991 |
Apr 2024 | Blk 446 HOUGANG AVE 8 Floor 10 TO 12 | 1,572sqft | S$950,000 | ▼S$605 -0.2% vs FV | 99yr from 1991 |
Blk 446 HOUGANG AVE 8
Apr 2026 · Floor 04 TO 06
+5.0% vs FV
Blk 446 HOUGANG AVE 8
Apr 2026 · Floor 04 TO 06
+5.0% vs FV
Blk 446 HOUGANG AVE 8
Nov 2025 · Floor 04 TO 06
+3.0% vs FV
Blk 446 HOUGANG AVE 8
Sep 2025 · Floor 10 TO 12
+13.9% vs FV
Blk 446 HOUGANG AVE 8
Nov 2024 · Floor 10 TO 12
+7.8% vs FV
Blk 446 HOUGANG AVE 8
Apr 2024 · Floor 10 TO 12
-0.2% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $1,003,967.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.