How Much Is a Flat at Block 450 Hougang Ave 10 Worth?

4 Room · Built 1990 · 62 years 08 months remaining MOP Cleared

Last updated: 13 Jun 2026

Latest Sale

$725,000

2026-06 · 4 Room

Median $/sqm

$3,947

Based on 8 txns

Total Txns

8

Since data available

5-Yr Trend

▲45.2%

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 62 years left 99 yrs

Key threshold: 60 years

Buyers will face resale restrictions after MOP

Your block has 62 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 8 total

Date Floor Type sqm Price $/sqm
2026-06 04 TO 06 4 Room 115 $725,000 $6,304
2022-11 04 TO 06 4 Room 105 $495,000 $4,714
2020-10 07 TO 09 4 Room 106 $420,000 $3,962
2020-10 01 TO 03 4 Room 108 $365,000 $3,380
2018-08 07 TO 09 4 Room 108 $420,000 $3,889
2018-07 07 TO 09 4 Room 118 $484,800 $4,108
2018-03 04 TO 06 4 Room 103 $405,000 $3,932
2017-10 07 TO 09 4 Room 114 $425,000 $3,728
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About Block 450 Hougang Ave 10

Flats at Block 450 Hougang Ave 10 have historically sold at a median of $3,959/sqm, with 7 transactions on record.

The block is a 6-minute walk from Buangkok MRT Station (464m) and is near Compass One mall (812m, 11 min walk). It is also near Punggol Primary School (808m, 10 min walk), North Vista Primary School (888m, 11 min walk), and Chij Our Lady Of The Nativity (1140m, 14 min walk).

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

What's Near Block 450 Hougang Ave 10?

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

MRT / LRT

BUANGKOK MRT STATION 1130m · 14 min
RANGGUNG LRT STATION 991m · 12 min
HOUGANG MRT STATION 1110m · 14 min

Nearby Schools

PUNGGOL PRIMARY SCHOOL 808m · 10 min
NORTH VISTA PRIMARY SCHOOL 888m · 11 min
CHIJ OUR LADY OF THE NATIVITY 1140m · 14 min
PALM VIEW PRIMARY SCHOOL 1229m · 15 min

Hawker Centres

Buangkok Hawker Centre 1092m · 14 min

Shopping Malls

Hougang Mall 1053m · 13 min

Parks

PUNGGOL PK 631m · 8 min
HDB - COMPASSVALE LN (BLK 205B) 1157m · 14 min

Community Facilities

Punggol Park CC 200m · 3 min
Cheng San Library 990m · 12 min

Other Blocks on Hougang Ave 10

Block 451 Hougang Ave 10 Block 448 Hougang Ave 10 Block 449 Hougang Ave 10

Frequently Asked Questions

How much is a flat at Block 450 Hougang Ave 10?

Based on 8 recorded transactions, the median resale price is $725,000. The most recent sale was $725,000 in 2026-06.

Median by flat type (last 24 months)

Flat Type Most Recent Median
4 Room $725,000

What is my flat worth at Block 450?

The overall median resale price at Block 450 Hougang Ave 10 is $725,000. Prices have risen 45.2% over the past 5 years.

How much cash will I actually receive when I sell my flat at Block 450?

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 450 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 450?

Block 450 has recorded 8 resale transactions — roughly 0.3 sales per month over the past 24 months. The latest transaction closed in 2026-06.

What flat types are available at Block 450?

Block 450 Hougang Ave 10 has 4 Room units.

How much can I unlock to upgrade if I sell my HDB at Block 450?

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 450?

Block 450 was built in 1990 with a 99-year lease. It has approximately 62 years 08 months remaining.

Does Block 450'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 450 Hougang Ave 10?

Flats at Block 450 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 $725,000 excl. levy $15,080 to $16,580