654 Hougang Avenue 8 530654, Hougang West, North-east Region, Singapore
$938,000



















** RARELY AVAILABLE EXEC MAISONETTE (EM) LISTING ** ** KOPITIAM DOWNSTAIRS ** ** 1 KM TO 4 GOOD SCHOOLS ** -- 721 sqft of BARE RENOVATION SPACE -- NORTH SOUTH Facing - Windy Throughout the Year -- CoffeeShop / Shops Downstairs -- Next to Corner Unit - Good Privacy -- Greenery and Open View - 30 seconds to Food, Amenities, Bus Stop - 5 min walk to Hougang MRT / Hougang Mall / Midtown - No Extension Needed - All RACES ELIGIBLE for Sep 2025 - Lease left: approx. 56 years 6 Months SCHOOLS WITHIN 1KM: - CHIJ OUR LADY OF THE NATIVITY - HOLY INNOCENTS PRI - MONTFORT JUNIOR - PUNGGOL PRI WA Andrew Phee 8777-7007 to secure your exclusive viewing slot before it's SOLD!B
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 2 HDB resale transactions (data.gov.sg)
Fair Value
S$961,729
S$612 psf
Asking Price
S$938,000
S$597 psf
vs Market
-2.5%
vs Last Done
+2.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Hougang
1184m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$583
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$612
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 654 HOUGANG AVE 8 Floor 01 TO 03 | 1,572sqft | S$920,000 | ▼S$585 -4.4% vs FV | 99yr from 1987 |
Jan 2026 | Blk 654 HOUGANG AVE 8 Floor 01 TO 03 | 1,572sqft | S$920,000 | ▼S$585 -4.4% vs FV | 99yr from 1987 |
May 2024 | Blk 654 HOUGANG AVE 8 Floor 01 TO 03 | 1,550sqft | S$900,000 | ▼S$581 -5.1% vs FV | 99yr from 1987 |
Blk 654 HOUGANG AVE 8
Jan 2026 · Floor 01 TO 03
-4.4% vs FV
Blk 654 HOUGANG AVE 8
Jan 2026 · Floor 01 TO 03
-4.4% vs FV
Blk 654 HOUGANG AVE 8
May 2024 · Floor 01 TO 03
-5.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Hougang, with a remaining lease of 75 years, is estimated at $961,729, translating to $612 per square foot (PSF). This valuation reflects a modest market signal, showing a 2.5% difference from the baseline pricing, indicating a relatively stable yet competitive market environment. Such a slight deviation suggests that while there is inherent demand for HDB properties in the area, buyers are exercising caution, potentially influenced by broader economic factors and local market conditions.
It is noteworthy that this valuation is derived from just two recent HDB resale transactions in the vicinity, which contributes to a low model confidence level. This limited data set may not fully capture the nuances of the current market dynamics, particularly in a diverse and evolving neighborhood like Hougang. As the remaining lease is significant at 75 years, it enhances the property’s appeal to families and long-term investors. However, prospective buyers should remain vigilant regarding the fluctuating market conditions, which could influence future valuations and resale potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.