Blk 448 Hougang Ave 10
Block 448 Hougang Avenue 10, Hougang · S530448 · 89 resale transactions since 1995
4-room
$625k
$553 psf · 1 sale
Typically 105 sqm
12 months to Oct 2026: median price, median $psf and number of sales. “Most” is the middle 80% of prices.
Price history
Each dot is one sale; the line is the median per quarter.
What's a flat here worth?
What a higher floor adds · 4-room
Around here, each floor up adds about 0.9% to the price of a 4-room flat in the same block. Storeys 13–15 sell for 8% more than storeys 01–03.
Storeyvs lowestSales
01–03–42
04–06+4%53
07–09+8%39
10–12+12%28
13–15+8%16
4-room sales over the last 5 years in blocks within 500 m in Hougang, this one included (178 sales). Each sale is compared with its own block's median, so the figures show the floor alone, not newer or taller blocks; prices are brought to today with HDB's resale price index. View and facing also play a part.
Lease timeline
- Now (2026): 62 years left. CPF and an HDB loan can be used in full if the youngest buyer is 33 or older (the lease must cover them to age 95); for younger buyers both are pro-rated. An HDB loan can run up to 25 years here.
- 2029: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
- 2039: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
- 2049: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
- 2059: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
- 2069: 20 years left. No more HDB loans: they must end 20 years before the lease.
- 2089: the lease ends and the flat goes back to HDB.
From HDB's rules as at October 2026: CPF use and the HDB loan are pro-rated when the remaining lease doesn't cover the youngest buyer to age 95, and HDB loans must end 20 years before the lease. Banks set their own limits on short leases. Rules change: check with HDB and CPF before you buy. How lease left affects price →
Block facts
- Lease
- 99 years from 1990 · 62 years left (ends 2089)
- Completed
- 1989
- Storeys
- 13
- Flats
- 72 (72 × 4-room)
- Postal code
- Singapore 530448
- Nearest station
- Buangkok MRT · 430 m (about 7 min walk)
- Nearest hawker centre
- Buangkok Hawker Centre · 510 m
Primary schools nearby
Straight-line distance from the block. For Primary 1 registration, check the exact 1 km and 2 km distance with OneMap's school query.
Within 1 km
- Punggol Primary School 160 m
- North Vista Primary School 420 m
- Palm View Primary School 670 m
- CHIJ Our Lady Of The Nativity 700 m
- Montfort Junior School 870 m
1–2 km
- Yio Chu Kang Primary School 1.1 km
- North Spring Primary School 1.3 km
- Seng Kang Primary School 1.3 km
- Holy Innocents' Primary School 1.4 km
- Nan Chiau Primary School 1.5 km
- Anchor Green Primary School 1.5 km
- Xinmin Primary School 1.6 km
- Hougang Primary School 1.6 km
- Compassvale Primary School 1.7 km
- Springdale Primary School 1.8 km
- Rivervale Primary School 1.9 km
Location
Nearby blocks · 4-room
| Block | Distance | Lease left | Median | $psf | Sales |
|---|---|---|---|---|---|
| Blk 447 Hougang Ave 10 | 50 m | 62y | $649k | $531 | 2 |
| Blk 450 Hougang Ave 10 | 50 m | 62y | $725k | $586 | 1 |
| Blk 445 Hougang Ave 8 | 90 m | 62y | $640k | $545 | 4 |
| Blk 451 Hougang Ave 10 | 90 m | 62y | $636k | $558 | 6 |
| Blk 453 Hougang Ave 10 | 110 m | 65y | $620k | $554 | 2 |
| Blk 452 Hougang Ave 10 | 140 m | 65y | $688k | $581 | 1 |
| Blk 444 Hougang Ave 8 | 150 m | 63y | $590k | $532 | 4 |
| Blk 440 Hougang Ave 8 | 170 m | 63y | $619k | $558 | 3 |
4-room sales over the last 24 months within 1.2 km.
All resale transactions
| Month | Type | Storey | sqm | Model | Lease left | Price | $psf |
|---|---|---|---|---|---|---|---|
| May 2026 | 4-room | 10–12 | 105 | Model A | 63y | $625,000 | $553 |
| May 2025 | 4-room | 10–12 | 103 | Model A | 64y | $590,000 | $532 |
| May 2025 | 4-room | 07–09 | 105 | Model A | 64y | $688,000 | $609 |
| Sep 2024 | 4-room | 13–15 | 113 | Model A | 64y | $700,000 | $576 |
| Jun 2024 | 4-room | 07–09 | 113 | Model A | 65y | $680,000 | $559 |
| Mar 2024 | 4-room | 01–03 | 105 | Model A | 65y | $538,888 | $477 |
| Nov 2023 | 4-room | 01–03 | 105 | Model A | 65y | $530,000 | $469 |
| Feb 2021 | 4-room | 04–06 | 103 | Model A | 68y | $425,000 | $383 |
| Dec 2020 | 4-room | 07–09 | 105 | Model A | 68y | $420,000 | $372 |
| Mar 2020 | 4-room | 10–12 | 105 | Model A | 69y | $420,000 | $372 |
| Dec 2019 | 4-room | 07–09 | 105 | Model A | 69y | $410,000 | $363 |
| Jul 2019 | 4-room | 07–09 | 113 | Model A | 70y | $416,000 | $342 |
| Mar 2018 | 4-room | 04–06 | 105 | Model A | 71y | $380,000 | $336 |
| Feb 2018 | 4-room | 10–12 | 105 | Model A | 71y | $430,000 | $380 |
| Jan 2017 | 4-room | 13–15 | 113 | Model A | 72y | $433,000 | $356 |
| Jan 2016 | 4-room | 04–06 | 103 | Model A | 73y | $382,000 | $345 |
| Jan 2016 | 4-room | 01–03 | 105 | Model A | 73y | $363,000 | $321 |
| Jun 2015 | 4-room | 10–12 | 105 | Model A | 74y | $395,000 | $349 |
| Mar 2015 | 4-room | 04–06 | 103 | Model A | 74y | $418,000 | $377 |
| Mar 2014 | 4-room | 07–09 | 105 | Model A | 75y | $451,000 | $399 |
| Sep 2012 | 4-room | 10–12 | 105 | Model A | 76y | $475,000 | $420 |
| Jul 2012 | 4-room | 10–12 | 105 | Model A | 77y | $450,000 | $398 |
| Jun 2012 | 4-room | 04–06 | 105 | Model A | 77y | $435,000 | $385 |
| May 2011 | 4-room | 01–03 | 105 | Model A | 78y | $398,000 | $352 |
| Feb 2011 | 4-room | 10–12 | 105 | Model A | 78y | $415,000 | $367 |
| Nov 2010 | 4-room | 10–12 | 114 | Model A | 78y | $410,000 | $334 |
| Nov 2010 | 4-room | 07–09 | 105 | Model A | 78y | $399,999 | $354 |
| Oct 2010 | 4-room | 07–09 | 105 | Model A | 78y | $400,000 | $354 |
| Jul 2010 | 4-room | 01–03 | 105 | Model A | 79y | $360,000 | $319 |
| Apr 2010 | 4-room | 13–15 | 105 | Model A | 79y | $380,000 | $336 |
| Apr 2009 | 4-room | 10–12 | 105 | Model A | 80y | $325,000 | $288 |
| Apr 2009 | 4-room | 01–03 | 105 | Model A | 80y | $295,000 | $261 |
| Oct 2008 | 4-room | 07–09 | 105 | Model A | 80y | $326,888 | $289 |
| Aug 2008 | 4-room | 01–03 | 105 | Model A | 80y | $297,000 | $263 |
| Mar 2008 | 4-room | 04–06 | 113 | Model A | 81y | $318,000 | $261 |
| Jan 2008 | 4-room | 04–06 | 103 | Model A | 81y | $256,000 | $231 |
| Nov 2007 | 4-room | 10–12 | 105 | Model A | 81y | $295,000 | $261 |
| Jul 2006 | 4-room | 10–12 | 105 | Model A | 83y | $220,000 | $195 |
| Aug 2005 | 4-room | 07–09 | 105 | Model A | 83y | $231,000 | $204 |
| Oct 2004 | 4-room | 07–09 | 105 | Model A | 84y | $270,000 | $239 |
| Jan 2004 | 4-room | 04–06 | 103 | Model A | 85y | $240,000 | $216 |
| Dec 2003 | 4-room | 10–12 | 105 | Model A | 85y | $245,000 | $217 |
| Jul 2003 | 4-room | 13–15 | 113 | Model A | 86y | $280,000 | $230 |
| Jul 2003 | 4-room | 07–09 | 105 | Model A | 86y | $245,000 | $217 |
| Feb 2003 | 4-room | 07–09 | 105 | Model A | 86y | $240,000 | $212 |
| Jan 2003 | 4-room | 10–12 | 103 | Model A | 86y | $238,000 | $215 |
| Nov 2002 | 4-room | 01–03 | 105 | Model A | 86y | $227,000 | $201 |
| Jul 2002 | 4-room | 04–06 | 113 | Model A | 87y | $258,000 | $212 |
| Jun 2002 | 4-room | 07–09 | 103 | Model A | 87y | $233,500 | $211 |
| Aug 2001 | 4-room | 01–03 | 105 | Model A | 87y | $246,000 | $218 |
| Mar 2001 | 4-room | 04–06 | 103 | Model A | 88y | $258,000 | $233 |
| Oct 1999 | 4-room | 01–03 | 105 | Model A | 89y | $265,000 | $234 |
| Sep 1999 | 4-room | 04–06 | 103 | Model A | 89y | $266,000 | $240 |
| Aug 1999 | 4-room | 04–06 | 113 | Model A | 89y | $300,000 | $247 |
| Jul 1999 | 4-room | 01–03 | 105 | Model A | 90y | $238,000 | $211 |
| Jun 1999 | 4-room | 07–09 | 105 | Model A | 90y | $260,000 | $230 |
| May 1999 | 4-room | 07–09 | 103 | Model A | 90y | $265,000 | $239 |
| Feb 1999 | 4-room | 10–12 | 105 | Model A | 90y | $250,000 | $221 |
| Jan 1999 | 4-room | 13–15 | 113 | Model A | 90y | $290,000 | $238 |
| Jan 1999 | 4-room | 04–06 | 103 | Model A | 90y | $274,000 | $247 |
| Dec 1998 | 4-room | 13–15 | 105 | Model A | 90y | $272,000 | $241 |
| Dec 1998 | 4-room | 13–15 | 113 | Model A | 90y | $305,000 | $251 |
| Dec 1998 | 4-room | 13–15 | 113 | Model A | 90y | $270,000 | $222 |
| Dec 1998 | 4-room | 04–06 | 105 | Model A | 90y | $268,000 | $237 |
| Jul 1998 | 4-room | 13–15 | 105 | Model A | 91y | $267,000 | $236 |
| Jul 1998 | 4-room | 07–09 | 105 | Model A | 91y | $262,000 | $232 |
| Jun 1998 | 4-room | 10–12 | 105 | Model A | 91y | $273,000 | $242 |
| Aug 1997 | 4-room | 07–09 | 113 | Model A | 91y | $360,000 | $296 |
| Apr 1997 | 4-room | 10–12 | 114 | Model A | 92y | $362,000 | $295 |
| Jan 1997 | 4-room | 07–09 | 105 | Model A | 92y | $357,800 | $317 |
| Nov 1996 | 4-room | 01–03 | 105 | Model A | 92y | $327,000 | $289 |
| Sep 1996 | 4-room | 07–09 | 105 | Model A | 92y | $295,000 | $261 |
| Sep 1996 | 4-room | 01–03 | 105 | Model A | 92y | $337,000 | $298 |
| Aug 1996 | 4-room | 10–12 | 105 | Model A | 92y | $370,000 | $327 |
| Aug 1996 | 4-room | 10–12 | 105 | Model A | 92y | $350,000 | $310 |
| Apr 1996 | 4-room | 10–12 | 105 | Model A | 93y | $306,000 | $271 |
| Apr 1996 | 4-room | 04–06 | 103 | Model A | 93y | $285,000 | $257 |
| Mar 1996 | 4-room | 01–03 | 105 | Model A | 93y | $255,000 | $226 |
| Feb 1996 | 4-room | 01–03 | 105 | Model A | 93y | $268,000 | $237 |
| Feb 1996 | 4-room | 01–03 | 105 | Model A | 93y | $243,000 | $215 |
| Dec 1995 | 4-room | 07–09 | 113 | Model A | 93y | $272,888 | $224 |
| Nov 1995 | 4-room | 04–06 | 103 | Model A | 93y | $240,000 | $216 |
| Oct 1995 | 4-room | 01–03 | 105 | Model A | 93y | $218,000 | $193 |
| Sep 1995 | 4-room | 13–15 | 105 | Model A | 93y | $230,000 | $204 |
| Aug 1995 | 4-room | 04–06 | 103 | Model A | 93y | $233,000 | $210 |
| Jul 1995 | 4-room | 13–15 | 113 | Model A | 94y | $240,000 | $197 |
| Jul 1995 | 4-room | 10–12 | 105 | Model A | 94y | $230,000 | $204 |
| Jul 1995 | 4-room | 07–09 | 113 | Model A | 94y | $255,000 | $210 |
| Mar 1995 | 4-room | 10–12 | 103 | Model A | 94y | $245,000 | $221 |