How Much Is a Flat at Block 446 Hougang Ave 8 Worth?

Executive · Built 1991 · 64 years 04 months remaining MOP Cleared

Last updated: 13 Jun 2026

Latest Sale

$1,000,000

2026-04 · Executive

Median $/sqm

$5,068

Based on 27 txns

Total Txns

27

Since data available

5-Yr Trend

▲30.6%

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 64 years left 99 yrs

Key threshold: 60 years

Buyers will face resale restrictions after MOP

Your block has 64 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 27 total

Date Floor Type sqm Price $/sqm
2026-04 04 TO 06 Executive 146 $1,000,000 $6,849
2025-11 04 TO 06 Executive 146 $980,000 $6,712
2025-09 10 TO 12 Executive 148 $1,100,000 $7,432
2024-11 10 TO 12 Executive 148 $1,040,000 $7,027
2024-04 10 TO 12 Executive 146 $950,000 $6,507
2024-02 04 TO 06 Executive 146 $900,000 $6,164
2023-12 07 TO 09 Executive 146 $915,000 $6,267
2023-09 10 TO 12 Executive 148 $890,000 $6,014
2023-01 04 TO 06 Executive 148 $858,000 $5,797
2022-07 10 TO 12 Executive 146 $828,000 $5,671
2022-05 07 TO 09 Executive 148 $830,000 $5,608
2021-11 01 TO 03 Executive 148 $723,000 $4,885
2021-10 04 TO 06 Executive 148 $755,000 $5,101
2021-07 10 TO 12 Executive 148 $760,000 $5,135
2021-06 10 TO 12 Executive 146 $740,000 $5,068
2020-12 04 TO 06 Executive 148 $693,888 $4,688
2020-07 04 TO 06 Executive 146 $685,000 $4,692
2020-01 04 TO 06 Executive 146 $740,000 $5,068
2019-12 10 TO 12 Executive 148 $725,000 $4,899
2019-11 10 TO 12 Executive 146 $730,000 $5,000
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About Block 446 Hougang Ave 8

Flats at Block 446 Hougang Ave 8 have been selling at a median of $6,849/sqm — down 3.2% over the last 6 months, mainly executive flats at $1,000,000 median, with 1 transaction recorded.

The block is a 6-minute walk from Buangkok MRT Station (437m) and is near Hougang Mall mall (1195m, 15 min walk). It is also near Punggol Primary School (759m, 10 min walk), North Vista Primary School (1029m, 13 min walk), and Palm View Primary School (641m, 9 min walk).

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

What's Near Block 446 Hougang Ave 8?

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

MRT / LRT

RANGGUNG LRT STATION 1133m · 14 min
HOUGANG MRT STATION 1149m · 14 min

Nearby Schools

PUNGGOL PRIMARY SCHOOL 759m · 10 min
NORTH VISTA PRIMARY SCHOOL 1029m · 13 min

Hawker Centres

Buangkok Hawker Centre 1233m · 15 min

Shopping Malls

Hougang Mall 1195m · 15 min

Parks

PUNGGOL PK 773m · 10 min

Community Facilities

Punggol Park CC 341m · 5 min
Cheng San Library 1132m · 14 min

Other Blocks on Hougang Ave 8

Block 445 Hougang Ave 8 Block 441 Hougang Ave 8 Block 439 Hougang Ave 8

Frequently Asked Questions

How much is a flat at Block 446 Hougang Ave 8?

Based on 27 recorded transactions, the median resale price is $1,020,000. The most recent sale was $1,000,000 in 2026-04.

Median by flat type (last 24 months)

Flat Type Most Recent Median
Executive $1,020,000

What is my flat worth at Block 446?

The overall median resale price at Block 446 Hougang Ave 8 is $1,020,000. Prices have risen 30.6% over the past 5 years.

How much cash will I actually receive when I sell my flat at Block 446?

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 446 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 446?

Block 446 has recorded 27 resale transactions — roughly 1.1 sales per month over the past 24 months. The latest transaction closed in 2026-04.

What flat types are available at Block 446?

Block 446 Hougang Ave 8 has Executive units.

How much can I unlock to upgrade if I sell my HDB at Block 446?

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 446?

Block 446 was built in 1991 with a 99-year lease. It has approximately 64 years 04 months remaining.

Does Block 446's remaining lease affect its resale value?

At 64 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 446 Hougang Ave 8?

Flats at Block 446 Hougang Ave 8 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 $1,020,000 excl. levy $20,980 to $22,480