446 Hougang Ave 8
HDB block in Hougang, Singapore 530446
446 Hougang Ave 8 is an HDB block in Hougang, completed in 1990, with 72 dwelling units. Across 109 resales on record, Executive flats have recently resold around S$915k (S$582 psf, 146 sqm). The lease has approximately 64 years remaining.
What are the key facts about 446 Hougang Ave 8?
446 Hougang Ave 8 is an HDB block in Hougang, completed in 1990, with 72 dwelling units.
- Town
- Hougang
- Planning area
- Hougang
- Completed
- 1990
- Storeys
- 13
- Total units
- 72
- Flat model
- Maisonette
- Market segment
- OCR
- Median resale
- S$915k
- Last transacted
- Sept 2026
- Remaining lease
- ≈ 64 years
What are resale prices at 446 Hougang Ave 8?
Executive flats have recently resold around S$915k (S$582 psf), from 109 resales on record (HDB caveat data).
| Flat type | Resales | Median price | Size | PSF |
|---|---|---|---|---|
| Executive | 109 | S$915,000recent | 146 sqm | S$582 psf |
Live now: 12 flats listed for sale at this block (median asking S$1.20M) and 2 for rent — search all listings.
“Recent” medians use the latest transactions; for older blocks the all-time median spans 30+ years and understates today’s price. Source: HDB resale caveats, through Sept 2026.
What rent and yield does 446 Hougang Ave 8 get?
Flats at 446 Hougang Ave 8 have recently sublet for a median of S$3,600/mo, an indicative gross rental yield of about 4.7% (from 24 recent rental contracts).
Median rent
S$3,600/mo
24 recent contracts
Gross rental yield
4.7%
indicative, gross
Annual rent
S$43,200
median × 12 months
| Flat type | Contracts | Median rent |
|---|---|---|
| Executive | 24 | S$3,600/mo |
HDB subletting requires the flat owner to have met the 5-year Minimum Occupation Period (MOP), so the rental sample per block is small — treat the yield as indicative. Latest contract Sept 2026. Source: HDB rental (subletting) data.
What has recently sold at 446 Hougang Ave 8?
446 Hougang Ave 8 has 109 recorded resales; the most recent transacted at S$945,000 in Sept 2026 (HDB caveat data).
| Date | Flat type | Storey | Size | Price |
|---|---|---|---|---|
| Sept 2026 | Executive | 01 TO 03 | 150 sqm | S$945,000 |
| Apr 2026 | Executive | 04 TO 06 | 146 sqm | S$1,000,000 |
| Nov 2025 | Executive | 04 TO 06 | 146 sqm | S$980,000 |
| Sept 2025 | Executive | 10 TO 12 | 148 sqm | S$1,100,000 |
| Nov 2024 | Executive | 10 TO 12 | 148 sqm | S$1,040,000 |
| Apr 2024 | Executive | 10 TO 12 | 146 sqm | S$950,000 |
| Feb 2024 | Executive | 04 TO 06 | 146 sqm | S$900,000 |
| Dec 2023 | Executive | 07 TO 09 | 146 sqm | S$915,000 |
| Sept 2023 | Executive | 10 TO 12 | 148 sqm | S$890,000 |
| Jan 2023 | Executive | 04 TO 06 | 148 sqm | S$858,000 |
| Jul 2022 | Executive | 10 TO 12 | 146 sqm | S$828,000 |
| May 2022 | Executive | 07 TO 09 | 148 sqm | S$830,000 |
What flat types are in 446 Hougang Ave 8?
446 Hougang Ave 8 has 72 units, mostly Executive flats of the Maisonette model.
Unit stock by flat type, from the HDB property information dataset.
Where is 446 Hougang Ave 8?
446 Hougang Ave 8 is an HDB block in Hougang.
Block 446 Hougang Ave 8 is an HDB block located along Hougang Ave 8. The block is recorded as completed around 1990, with up to 13 storeys. It has an estimated 72 residential units based on the HDB property information dataset. Flat types in the block include executive units.
The address is Block 446 Hougang Ave 8, Singapore 530446. It is part of District 19, Serangoon Garden / Hougang / Punggol, the Hougang planning area. The block falls within the North-East Region and the OCR market segment.
The nearest rail connection is Buangkok MRT, approximately 470m away, around 7 minutes on foot. Nearby amenities include Hougang Mall for shopping, NTUC Fairprice Co-operative Ltd for groceries, Buangkok Hawker Centre for food options, Punggol Pk for greenery and recreation, and Punggol Park Community Centre for community facilities.
How far is 446 Hougang Ave 8 from MRT and schools?
The nearest MRT/LRT to 446 Hougang Ave 8 is Buangkok MRT, about 470 m away (~7 min walk). 11 schools are within 1 km, including 6 primary schools.
Getting around
- Buangkok MRT470 m · ~7 min
- Ranggung LRT685 m · ~11 min
- Hougang MRT862 m · ~14 min
Schools nearby
Flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Punggol Primary SchoolPrimary schoolwithin 1 km · P1 priority115 m
- North Vista Primary SchoolPrimary schoolwithin 1 km · P1 priority484 m
- North Vista Secondary SchoolSecondary schoolwithin 1 km604 m
- Palm View Primary SchoolPrimary schoolwithin 1 km · P1 priority641 m
- Chij Our Lady Of The NativityPrimary schoolwithin 1 km · P1 priority713 m
- Montfort Junior SchoolPrimary schoolwithin 1 km · P1 priority783 m
- Montfort Secondary SchoolSecondary schoolwithin 1 km803 m
- Holy Innocents' High SchoolSecondary schoolwithin 1 km841 m
Shops, food & parks
Straight-line distances from the block. Source: PropKaki amenities data.
What does it cost to buy a flat at 446 Hougang Ave 8?
Buying a flat at 446 Hougang Ave 8 (~S$915k) needs about S$7,294/mo in income and S$3,436/mo in repayments, after S$22,050 stamp duty and a S$229k downpayment.
Illustrative, for a buyer at the recent median resale price (S$915k) — 25% downpayment (bank-loan basis), 25-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$22,050
BSD, tiered
Downpayment (25%)
S$229k
cash + CPF
Monthly instalment
S$3,436/mo
25y @ 3.5%
Income required
S$7,294/mo
MSR/TDSR @ stress rate
First-time HDB buyers pay no Additional Buyer’s Stamp Duty (ABSD) and may qualify for CPF Housing Grants of up to S$80,000+, which lower the cash required — these are not included above. An HDB concessionary loan also allows a smaller downpayment.
Wondering whether it will hold its value? See do HDB flats actually make money? →
Eyeing 446 Hougang Ave 8? Ask what it's worth.
Recent transacted prices, what's nearby, and whether an asking price is fair.
PropKakiRecent sales at 446 Hougang Ave 8 land close to the town median — fair value, no big premium.
Frequently asked questions about 446 Hougang Ave 8
How much does a Executive flat at Block 446 Hougang Ave 8 cost?⌄
Executive flats at Block 446 Hougang Ave 8 have recently resold for a median of about S$915k (S$582 psf), from 109 resales on record (HDB caveats). The exact price depends on the flat type, floor and remaining lease.
Is Block 446 Hougang Ave 8 worth buying given its remaining lease?⌄
Block 446 Hougang Ave 8 has about 64 years left on its 99-year lease (completed 1990). That's a long runway, so CPF usage and bank financing are generally unrestricted. The figure is taken from the most recent transacted flat.
What is the rental yield at Block 446 Hougang Ave 8?⌄
Gross rental yield at Block 446 Hougang Ave 8 is about 4.7%, based on a median subletting rent of about S$3,600/mo against a resale price of about S$915k. HDB subletting requires the owner to have met the 5-year MOP, so the per-block sample is small — treat this as indicative.
How much do I need to earn to buy a flat at Block 446 Hougang Ave 8?⌄
For a flat at about S$915k on a 25-year HDB-style loan, you'd need roughly S$7,294/mo in household income, with repayments around S$3,436/mo after a S$229k downpayment. First-timer grants of up to S$80,000+ (not included) lower the cash needed.
What is the nearest MRT to Block 446 Hougang Ave 8?⌄
The nearest MRT/LRT station to Block 446 Hougang Ave 8 is Buangkok MRT, about 470 m away (~7 min walk).
Which primary schools are within 1 km of Block 446 Hougang Ave 8?⌄
Punggol Primary School, North Vista Primary School, Palm View Primary School, Chij Our Lady Of The Nativity are within 1 km of Block 446 Hougang Ave 8 — flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.