Type

Units

Min Area

Price Range

3 BR

990 sqft

S$625K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$625K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$125K on this acquisition.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

911 Hougang Street: A Mature HDB Development in One of Singapore's Most Established Estates

911 Hougang Street represents a well-regarded public housing development situated within Hougang, one of Singapore's longest-established residential planning areas. The project comprises units designed to meet the needs of families seeking practical, efficient living spaces without the premium pricing of newer private residential developments. This HDB estate has been a mainstay of the Hougang landscape, serving as home to thousands of residents who value the stability, affordability, and community character the area has cultivated over decades.

The development offers three-bedroom units with two bathrooms, accommodating typical household sizes from upgrading families to established couples downsizing from larger properties. The floor plans span approximately 990 square feet, a pragmatic configuration that balances liveable space with the cost discipline inherent to the HDB model. Each unit is designed with attention to natural light, ventilation, and functional zoning between living, sleeping, and service areas. This straightforward architectural approach has made 911 Hougang Street a consistent draw for buyers prioritising value and practicality over aesthetic embellishment.

Location and Accessibility in Hougang

Hougang is a mature estate characterised by its mix of HDB developments, neighbourhood shopping centres, and family-oriented facilities. The district has long been popular with upgrading families and multi-generational households attracted to its affordability relative to newer districts, combined with established schools, markets, and healthcare services. The broader Hougang planning area benefits from consistent public transport connectivity, with multiple bus routes and accessible interchange points linking residents to employment nodes and leisure destinations across Singapore.

The neighbourhood surrounding 911 Hougang Street exemplifies the convenience infrastructure typical of established estates. Residents enjoy proximity to wet markets, supermarkets, hawker centres serving local and regional cuisines, and neighbourhood parks. The presence of primary and secondary schools within walking or short bus distances makes the estate particularly attractive to families with children. These practical amenities, combined with the affordability of HDB ownership, have historically sustained strong demand for properties in this precinct.

Unit Specifications and Layout Efficiency

The three-bedroom, two-bathroom configuration available at 911 Hougang Street has proven enduringly popular because it bridges the gap between smaller starter units and larger family homes. The approximately 990 square feet of usable floor area provides adequate space for household activities whilst maintaining operational efficiency in maintenance and utility costs. The dual bathroom arrangement addresses modern expectations around convenience and privacy, particularly relevant for multi-generational or larger family units.

The typical HDB layout seen throughout this development reflects decades of refinement in space planning. Living and dining areas benefit from natural light through strategically positioned windows, whilst bedrooms are segregated to ensure sound insulation and privacy. The service yard or kitchen area is functionally designed for food preparation and storage, reflecting the importance of home cooking and family meals within the Singaporean context. This pragmatic approach to spatial organisation has ensured these units remain in high demand across market cycles.

Lease Tenure and Long-Term Ownership Value

As an HDB property, units at 911 Hougang Street are held on a 99-year leasehold basis from the date of construction. This lease duration aligns with HDB policy across all public housing projects and provides clarity to buyers regarding the long-term ownership horizon. The 99-year tenure has historically supported stable resale values and consistent market participation, as the lease decay effect only becomes material in the final decades of the term. For buyers purchasing in the current market cycle, the remaining lease provides ample time for capital appreciation and generational wealth building.

The HDB lease model offers transparency and consistency absent from private property leases, which may vary widely depending on developer decisions. Buyers at 911 Hougang Street can participate in government-supported lease enhancement programmes should such initiatives be introduced in future, providing potential mechanisms to extend ownership horizons. This institutional backing has historically differentiated HDB ownership from private residential investment in terms of long-term value certainty.

Market Positioning and Value Proposition

The pricing of units at 911 Hougang Street from approximately S$625,000 reflects the steady market valuation of mature HDB stock in established planning areas. This price point positions the development competitively within the upgrading segment, appealing to families transitioning from smaller starter flats or those seeking to consolidate property holdings within a single neighbourhood. The per-square-foot valuation aligns with the broader Hougang precinct, where HDB resale transactions have historically clustered within a consistent range reflecting the area's stability and established character.

Compared to newer private residential developments in adjacent or comparable planning areas, HDB ownership at 911 Hougang Street offers substantially lower acquisition costs, reduced ongoing maintenance levies, and the security of government-backed housing policy. For first-time upgraders, the affordability of entry into a three-bedroom, dual-bathroom property represents a meaningful step forward in household circumstances without the leverage required for private property investment.

Community and Lifestyle Characteristics

Hougang has cultivated a distinct residential identity centred on affordability, accessibility, and family-friendly infrastructure. The estate's longevity has enabled the development of mature community networks, established grassroots organisations, and neighbourhood institutions that provide social cohesion beyond mere property ownership. Residents at 911 Hougang Street benefit from this accumulated social capital alongside the practical conveniences of schools, medical clinics, and recreational facilities concentrated within the planning area.

The neighbourhood character reflects Singapore's public housing mission: delivering dignified, affordable homeownership to the broad majority of the population. This foundational principle continues to shape day-to-day life in Hougang, where diversity of income levels and life stages coexist within a framework of shared civic infrastructure. For buyers seeking a sense of community alongside property ownership, the established character of Hougang offers meaningful advantages over newer, less-settled developments.

Investment Considerations and Future Demand

HDB properties in mature estates like Hougang have historically demonstrated resilience across property cycles, supported by consistent demand from upgrading families, investors seeking yield, and retirees downsizing from larger properties. The limited supply of new HDB units in established planning areas, combined with population growth and household formation, has sustained underlying demand for properties of this configuration and location. The affordability of entry pricing at 911 Hougang Street renders these units attractive to a broad demographic cross-section, widening the potential buyer pool and supporting transaction liquidity.

For investors considering 911 Hougang Street as a rental asset, the rental yield on units in this price band and precinct historically reflects the area's stability and renter demand. The concentration of working-age professionals, young families, and students within Hougang has supported a consistent rental market, with tenant demand particularly strong for three-bedroom units suited to multi-occupancy arrangements. The lower acquisition price relative to private residential properties of similar size enables more efficient capitalisation of rental income.

911 Hougang Street remains a pragmatic choice for buyers navigating the Singapore property market with budgetary constraints and a preference for established, stable residential environments. The combination of affordability, practical design, governmental backing, and neighbourhood character continues to attract families and investors seeking reliable, long-term housing solutions within the HDB system.

Frequently Asked Questions

What rental yield can investors expect from purchasing a unit at 911 Hougang Street as an investment property?

Rental yields on three-bedroom HDB units in Hougang typically range between 3% to 4.5% gross annual rental income, depending on exact floor level, facing direction, and market conditions at the time of purchase. The development's location in a mature, established planning area with consistent renter demand from working professionals and families supports stable occupancy rates and rental collection. At the entry price point of approximately S$625,000, rental yields are attractive relative to newer private residential developments in outer planning areas, making 911 Hougang Street a practical consideration for investors seeking diversified property portfolios or yield-focused strategies. However, investors should account for property tax, HDB processing fees, and minor maintenance costs when calculating net yield.

How does the price per square foot at 911 Hougang Street compare to recent HDB transactions in the same planning area?

Units at 911 Hougang Street, priced from approximately S$625,000 across roughly 990 square feet, translate to approximately S$631 per square foot. This pricing aligns closely with recent resale transactions for three-bedroom HDB flats in the broader Hougang planning area, which have historically clustered between S$600 and S$680 per square foot depending on floor level, unit condition, and specific building location within the estate. The consistency of per-square-foot pricing across the Hougang precinct reflects the stable, mature market character of the area, where incremental improvements to individual units command modest premiums rather than dramatic variations. Compared to newer HDB developments in growth districts or satellite towns, 911 Hougang Street commands a modest premium reflecting its established infrastructure, accessibility, and demand from upgrading families.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase at 911 Hougang Street as a second residential property?

Singapore Citizens purchasing a second residential property, including HDB flats at 911 Hougang Street, incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. For a unit priced at S$625,000, this equates to S$125,000 in ABSD payable on top of the purchase price and standard Buyer's Stamp Duty. This cumulative duty cost meaningfully increases the total acquisition expense and should be factored into financing calculations and overall investment returns. First-time HDB buyers, conversely, are exempt from ABSD, making 911 Hougang Street particularly attractive to upgrading families transitioning from BTO (Build-To-Order) properties or those acquiring HDB property for the first time. Investors and buyers purchasing additional residential properties must account for this 20% ABSD when evaluating affordability and investment viability.

As a 99-year leasehold HDB property, how will lease decay affect the resale value of units at 911 Hougang Street over time?

HDB leases commence from the date of construction, and properties at 911 Hougang Street benefit from the full 99-year tenure extending into the latter part of this century. Lease decay effects become material only when the remaining lease falls below 60 years, at which point resale values typically begin to compress relative to higher-lease properties. For current and near-term buyers, this decay risk is negligible across multi-decade ownership horizons, as the remaining lease will exceed 80 years at standard turnover timeframes. The HDB has demonstrated willingness to introduce lease top-up schemes or enhancement programmes in response to ageing stock, providing potential mechanisms for leaseholders to extend ownership terms and preserve capital value. Compared to private freehold or 999-year leasehold properties, the 99-year HDB tenure introduces modest long-term depreciation risk, but this is offset by the institutional stability of the HDB system and the affordability of acquisition cost.

How does proximity to public transport and local MRT infrastructure affect demand and capital appreciation at 911 Hougang Street?

911 Hougang Street is situated within an established planning area with mature public transport connectivity through multiple bus routes linking to Hougang Central and broader transport corridors. Whilst the development does not sit directly adjacent to an MRT station, the accessibility via bus network and potential future transit improvements remain relevant to long-term demand and capital appreciation trajectory. Properties in established estates with stable public transport infrastructure have historically demonstrated resilience in resale demand, as the absence of dramatic transport disruption supports predictable commuting patterns and neighbourhood stability. The concentration of schools, medical facilities, and retail within walkable distance or short bus rides further enhances the accessibility profile relative to newer satellite developments that may offer superior transport infrastructure but lack equivalent local amenity clustering. For families prioritising convenience within the home estate over access to distant employment nodes, the established transport character of Hougang represents a significant strength.

Which buyer profiles are best suited to purchasing at 911 Hougang Street, and why?

First-time HDB upgraders represent the primary target demographic, as 911 Hougang Street offers an affordable entry point into three-bedroom ownership for families outgrowing starter flats. The ABSD exemption available to first-time HDB buyers renders this development particularly attractive to this segment. Established families seeking to consolidate within an affordable, mature neighbourhood with integrated schools and community services also represent a strong buyer profile. Property investors focused on yield and rental demand benefit from the stable renter base in Hougang and the efficient capitalisation enabled by the modest acquisition price. Retirees downsizing from larger private properties may find the affordability and practical layout of 911 Hougang Street appealing, particularly those valuing established community character over modern finishes. Conversely, buyers seeking architectural distinction, premium amenities, or highest-tier location prestige would likely find newer private developments or prime-district HDB estates more aligned with their aspirations.

What Debt-to-Service Ratio (TDSR) and financing headroom should I expect when purchasing at 911 Hougang Street?

The typical Debt-to-Service Ratio (TDSR) cap enforced by Singapore financial institutions is 60%, limiting the aggregate monthly debt repayments on all loans to 60% of gross monthly income. For a unit at 911 Hougang Street priced at approximately S$625,000, a buyer utilising maximum HDB financing (typically 80% loan-to-value) would require a monthly gross income of approximately S$7,800 to meet TDSR requirements at current mortgage rates. The modest acquisition price relative to private residential alternatives provides greater financing flexibility and headroom for buyers with moderate to middle-class incomes, reducing the leverage required for full property acquisition. Buyers should account for additional costs including stamp duties, legal fees, and a cash reserve equivalent to 10% of purchase price, implying total liquid capital requirements of approximately S$75,000 to S$85,000 depending on circumstances. First-time HDB buyers benefit from more favourable HDB financing terms relative to private property loans, further enhancing affordability at this price point.

How does 911 Hougang Street compare to competing HDB developments or newer private developments in adjacent planning areas?

Competing HDB developments within Hougang and neighbouring districts offer similar three-bedroom configurations at comparable price points, typically ranging between S$600,000 and S$680,000 depending on building vintage, floor level, and specific location within the estate. The key differentiation between HDB alternatives centres on infrastructure maturity, school proximity, and neighbourhood character rather than architectural or amenity superiority. Newer private residential developments in adjacent growth districts, conversely, command significant premiums—typically 40% to 80% above HDB pricing—for equivalent square footage, reflecting premium finishes, modern amenities, and developer-managed facilities. For budget-conscious upgraders, 911 Hougang Street delivers substantially better affordability and certainty relative to private alternatives, whilst accepting the trade-off of more modest finishes and institutional rather than commercial property management. Investors prioritising yield over capital appreciation benefit from the HDB pricing structure, as lower entry costs enable more efficient capitalisation of rental income compared to private residential investments.

Which unit stack, floor level, or orientation at 911 Hougang Street offers the best value proposition?

Mid-storey units (floors 7 to 12 in typical HDB blocks) at 911 Hougang Street generally offer optimal value, balancing reasonable pricing with meaningful privacy from ground-level activity and exposure to adequate daylight without the heat and glare exposure of higher storeys. Higher-floor units (storeys 15 and above) command premiums of 8% to 15% relative to mid-storeys, predominantly reflecting improved views and thermal performance, though the acquisition cost differential may not justify the premium for budget-conscious buyers. East or north-facing units typically trade at modest premiums relative to west-facing alternatives, reflecting reduced afternoon heat gain and thermal comfort benefits appreciated in Singapore's tropical climate. Lower-floor units (storeys 3 to 6) occasionally trade at slight discounts but offer proximity to amenities and reduced reliance on lifts, appealing to older buyers or those with mobility considerations. The unit orientation and floor selection should reflect individual lifestyle priorities and climate sensitivity rather than default investment assumptions.

What is the future supply pipeline for HDB development in Hougang and surrounding planning areas, and what impact might this have on property values?

Hougang, as a mature and substantially built-out planning area, faces limited supply of new HDB developments, with the Housing Development Board increasingly focusing new production on satellite towns and growth districts. This constrained supply relative to consistent demand from upgrading families and multi-generational households supports underlying price stability and gradual appreciation trajectories for existing stock at 911 Hougang Street. Future HDB supply announcements in adjacent planning areas, such as Punggol or Sengkang, may incrementally divert first-time buyer demand away from mature estates, though the established infrastructure and school accessibility of Hougang typically retains appeal among upgrading families prioritising convenience over novelty. Government land-use decisions regarding Hougang, including potential precinct plans or infrastructure improvements, could positively influence long-term property values and demand. Over multi-decade ownership horizons, the limited new supply in Hougang relative to population growth trends supports a constructive outlook for capital appreciation, though purchasers should not anticipate dramatic appreciation typical of emerging developments in satellite towns.

[For Sale] Hdb Flat At 911 Hougang Street 91 — From S$625K