How Much Is a Flat at Block 448 Hougang Ave 10 Worth?

4 Room · Built 1990 · 63 years remaining MOP Cleared

Last updated: 13 Jun 2026

Latest Sale

$625,000

2026-05 · 4 Room

Median $/sqm

$4,126

Based on 15 txns

Total Txns

15

Since data available

5-Yr Trend

▲48.8%

vs 5 years ago

What Will You Actually Walk Away With?

Select your flat and storey. We'll calculate your estimated cash in hand, CPF refund, and all deductions — including accrued interest and resale levy.

Flat Type

Storey Band (closest to your floor)

How did you buy?

What are you thinking of buying next?

Market Demand

⏳ Lower transaction volume — pricing and timing matter more here. A local expert helps.

Based on recent sales data · Updates monthly

Sold at this block (6mo)

1 flats ⚡

AVG. DAYS TO OFFER

~180 days

Transaction density proxy

BUYER DEMAND

3.7 / 10

Block Specialists

Connect with agents who know this block — coming soon.

Lease Clock

Act Soon
0 yrs 63 years left 99 yrs

Key threshold: 60 years

Buyers will face resale restrictions after MOP

Your block has 63 years of lease left. A buyer who purchases today and waits out their 5-year MOP will be selling a flat under 60 years — which means their buyers face CPF and loan limits. Savvy buyers know this. It shrinks your pool and puts downward pressure on price.

An experienced agent can help you find motivated buyers and close before this becomes a bigger factor.

Transaction History 15 total

Date Floor Type sqm Price $/sqm
2026-05 10 TO 12 4 Room 105 $625,000 $5,952
2025-05 10 TO 12 4 Room 103 $590,000 $5,728
2025-05 07 TO 09 4 Room 105 $688,000 $6,552
2024-09 13 TO 15 4 Room 113 $700,000 $6,195
2024-06 07 TO 09 4 Room 113 $680,000 $6,018
2024-03 01 TO 03 4 Room 105 $538,888 $5,132
2023-11 01 TO 03 4 Room 105 $530,000 $5,048
2021-02 04 TO 06 4 Room 103 $425,000 $4,126
2020-12 07 TO 09 4 Room 105 $420,000 $4,000
2020-03 10 TO 12 4 Room 105 $420,000 $4,000
2019-12 07 TO 09 4 Room 105 $410,000 $3,905
2019-07 07 TO 09 4 Room 113 $416,000 $3,681
2018-03 04 TO 06 4 Room 105 $380,000 $3,619
2018-02 10 TO 12 4 Room 105 $430,000 $4,095
2017-01 13 TO 15 4 Room 113 $433,000 $3,832
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About Block 448 Hougang Ave 10

Flats at Block 448 Hougang Ave 10 have historically sold at a median of $4,709/sqm, with 14 transactions on record.

The block is a 6-minute walk from Buangkok MRT Station (434m) and is near Compass One mall (840m, 11 min walk). It is also near Punggol Primary School (851m, 11 min walk), North Vista Primary School (937m, 12 min walk), and Palm View Primary School (666m, 9 min walk).

All data is sourced from data.gov.sg and updated daily.

What's Near Block 448 Hougang Ave 10?

Facilities and transport within a 15-minute walk. Walking times are route-based.

MRT / LRT

BUANGKOK MRT STATION 1179m · 15 min
RANGGUNG LRT STATION 1040m · 13 min
HOUGANG MRT STATION 1159m · 14 min

Nearby Schools

PUNGGOL PRIMARY SCHOOL 851m · 11 min
NORTH VISTA PRIMARY SCHOOL 937m · 12 min
CHIJ OUR LADY OF THE NATIVITY 1189m · 15 min

Hawker Centres

Buangkok Hawker Centre 1141m · 14 min

Shopping Malls

Hougang Mall 1102m · 14 min

Parks

PUNGGOL PK 680m · 9 min
HDB - COMPASSVALE LN (BLK 205B) 1206m · 15 min

Community Facilities

Punggol Park CC 249m · 3 min
Cheng San Library 1039m · 13 min

Other Blocks on Hougang Ave 10

Block 449 Hougang Ave 10 Block 450 Hougang Ave 10 Block 447 Hougang Ave 10

Frequently Asked Questions

How much is a flat at Block 448 Hougang Ave 10?

Based on 15 recorded transactions, the median resale price is $680,000. The most recent sale was $625,000 in 2026-05.

Median by flat type (last 24 months)

Flat Type Most Recent Median
4 Room $680,000

What is my flat worth at Block 448?

The overall median resale price at Block 448 Hougang Ave 10 is $680,000. Prices have risen 48.8% over the past 5 years.

How much cash will I actually receive when I sell my flat at Block 448?

Your gross sale proceeds are what the buyer pays. From that, three things are deducted: your outstanding loan, your CPF principal (all CPF savings used for the flat, returned to your CPF OA), and CPF accrued interest (the interest CPF calculates on those savings at 2.5% p.a., compounded annually). What remains after these deductions is your cash in hand. Use the What's Your Flat Worth? calculator above to estimate your actual cash take-home based on Block 448 prices.

What is CPF accrued interest and why does it reduce my sale proceeds?

When you buy a flat using CPF, those funds are considered a loan from your CPF OA to yourself. When you sell, CPF Board requires you to return the principal plus the interest those funds would have earned had they stayed in your OA — currently 2.5% per annum, compounded. This is not a penalty or a fee paid to anyone; the money goes back into your CPF OA. However, it does reduce your cash proceeds — and the longer you have owned the flat, the larger the accrued amount. Use the CPF Accrued Interest Calculator above to estimate your deduction before you decide to sell.

How active is the resale market at Block 448?

Block 448 has recorded 15 resale transactions — roughly 0.6 sales per month over the past 24 months. The latest transaction closed in 2026-05.

What flat types are available at Block 448?

Block 448 Hougang Ave 10 has 4 Room units.

How much can I unlock to upgrade if I sell my HDB at Block 448?

Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.

What is the remaining lease for Block 448?

Block 448 was built in 1990 with a 99-year lease. It has approximately 63 years remaining.

Does Block 448's remaining lease affect its resale value?

At 63 years remaining, most buyers still qualify for full CPF usage. Buyers in their late 30s or older may see slight CPF caps depending on their age, but the effect on your buyer pool is small. Pricing at market rate remains straightforward.

When can I sell my flat at Block 448 Hougang Ave 10?

Flats at Block 448 Hougang Ave 10 have cleared their 5-year Minimum Occupation Period (MOP) and are eligible for resale on the open market. You can list your flat now.

How long does it take to sell an HDB flat?

The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.

Can I sell my HDB flat without an agent?

Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.

What are the costs of selling an HDB flat?

Typical costs for a seller:

Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Resale levy S$15,000–S$55,000 (if applicable)
Seller stamp duty None (after MOP)
Total (est.) on $680,000 excl. levy $14,180 to $15,680