235 Hougang Street 21 530235, Lorong Ah Soo, North-east Region, Singapore
$1,200,000










• Executive Maisonette in D19 • 4 Bedrooms, 3 Bathrooms • Major renovation close to $150K was done • Huge living and dining area • Invisible grille newly installed in 1 of the bedrooms • A total of 7 air conditioning units (3 in the living room, 2 in the master bedroom and 1 in each bedroom) • Ground floor unit is elevated, ensuring great privacy and preventing passersby from peeking inside • Located In a quiet idyllic neighbourhood • Main door facing North; No West sun entering unit • Semi Landed vibes • Car park Lots just few meters away from door step • No ethnic group restrictions • Located in a prime location in Kovan, mins walk to tons of amenities • 3 months extension required Nearest Amenities: MRT Station: • Kovan MRT Station (0.6 KM) Shopping Mall: • Heartland Mall Kovan (0.6 KM) Hawker Centres and Wet Market: • Kovan 209 Market & Food Center (0.5 KM) • Hougang Hainanese Village Center (0.5 KM) More Dining Options: • Nakhon Kitchen, Kovan (0.4 KM) • 888 Mookata, Hougang (0.4 KM) • Ola Acai (0.4 KM) • McDonald’s Hougang (0.4 KM) • Lola’s Cafe (0.7 KM) • Punggol Nasi Lemak (0.7 KM) • Qi Wei Chicken Claypot (0.7 KM) • Heng Long Teochew Porridge (0.8 KM) Schools: • Xinghua Primary School (0.3 KM) • Yuying Secondary School (0.3 KM) • Paya Lebar Methodist Girls Primary (0.8 KM) • Paya Lebar Methodist Girls Secondary (0.8 KM)
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 220 HDB resale transactions (data.gov.sg) · 9 outliers removed (IQR)
Fair Value
S$1.08M
S$648 psf
Asking Price
S$1.20M
S$719 psf
vs Market
+10.9%
vs Last Done
+13.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
220 comps
Nearest MRT
Kovan
506m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
220 comparable transactions
S$605
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$648
Recent Comparable Transactions
10 shown · 220 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 -1.9% vs FV | 99yr from 1991 |
Apr 2026 | Blk 446 HOUGANG AVE 8 Floor 04 TO 06 | 1,572sqft | S$1,000,000 | ▼S$636 -1.9% vs FV | 99yr from 1991 |
Mar 2026 | Blk 407 HOUGANG AVE 10 Floor 01 TO 03 | 1,615sqft | S$948,000 | ▼S$587 -9.4% vs FV | 99yr from 1986 |
Mar 2026 | Blk 358 HOUGANG AVE 5 Floor 01 TO 03 | 1,572sqft | S$898,888 | ▼S$572 -11.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 522 HOUGANG AVE 6 Floor 01 TO 03 | 1,561sqft | S$948,000 | ▼S$607 -6.3% vs FV | 99yr from 1987 |
Mar 2026 | Blk 967 HOUGANG AVE 9 Floor 10 TO 12 | 1,475sqft | S$888,000 | ▼S$602 -7.1% vs FV | 99yr from 1999 |
Mar 2026 | Blk 558 HOUGANG ST 51 Floor 07 TO 09 | 1,593sqft | S$1,008,888 | ▼S$633 -2.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 940 HOUGANG ST 92 Floor 04 TO 06 | 1,539sqft | S$920,000 | ▼S$598 -7.7% vs FV | 99yr from 1998 |
Mar 2026 | Blk 144 LOR AH SOO Floor 10 TO 12 | 1,572sqft | S$920,000 | ▼S$585 -9.7% vs FV | 99yr from 1984 |
Feb 2026 | Blk 533 HOUGANG AVE 6 Floor 01 TO 03 | 1,561sqft | S$925,000 | ▼S$593 -8.5% vs FV | 99yr from 1988 |
Feb 2026 | Blk 539 HOUGANG ST 52 Floor 04 TO 06 | 1,668sqft | S$1,060,000 | ▼S$635 -2.0% vs FV | 99yr from 1992 |
Blk 446 HOUGANG AVE 8
Apr 2026 · Floor 04 TO 06
-1.9% vs FV
Blk 446 HOUGANG AVE 8
Apr 2026 · Floor 04 TO 06
-1.9% vs FV
Blk 407 HOUGANG AVE 10
Mar 2026 · Floor 01 TO 03
-9.4% vs FV
Blk 358 HOUGANG AVE 5
Mar 2026 · Floor 01 TO 03
-11.7% vs FV
Blk 522 HOUGANG AVE 6
Mar 2026 · Floor 01 TO 03
-6.3% vs FV
Blk 967 HOUGANG AVE 9
Mar 2026 · Floor 10 TO 12
-7.1% vs FV
Blk 558 HOUGANG ST 51
Mar 2026 · Floor 07 TO 09
-2.3% vs FV
Blk 940 HOUGANG ST 92
Mar 2026 · Floor 04 TO 06
-7.7% vs FV
Blk 144 LOR AH SOO
Mar 2026 · Floor 10 TO 12
-9.7% vs FV
Blk 533 HOUGANG AVE 6
Feb 2026 · Floor 01 TO 03
-8.5% vs FV
Blk 539 HOUGANG ST 52
Feb 2026 · Floor 04 TO 06
-2.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Hougang, with a remaining lease of 75 years, stands at an estimated value of $1,081,626, translating to a price per square foot (PSF) of $648. This valuation not only reflects the intrinsic qualities of the property but also positions it above the market average, with a notable 10.9% premium compared to the baseline. Such an elevated valuation suggests strong demand in the Hougang area, supported by the underlying fundamentals of the HDB market and the desirability of executive flats, which cater to families seeking more spacious living arrangements.
Our analysis, grounded in a robust dataset of 220 recent HDB resale transactions in the vicinity, exhibits a high confidence level in this valuation. The Hougang region has demonstrated resilience and growth in property values, attributed to its strategic location, comprehensive amenities, and connectivity. As the market continues to evolve, this property stands out not only for its remaining lease but also for its potential to appreciate further, making it a compelling investment for discerning buyers looking for longevity in their residential assets.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.