Type

Units

Min Area

Price Range

3 BR

990 sqft

S$575K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$575K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$115K on this acquisition.
Located 11 min (920 m) from NE12 Serangoon MRT Station.

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.

155 Hougang Street 11: A Mature HDB Development in the Heart of Hougang

155 Hougang Street 11 represents a well-established public housing option in one of Singapore's most established residential neighbourhoods. Located in the Hougang planning area, this HDB development offers residents direct access to the vibrant local community whilst maintaining strong connectivity to the wider city via the nearby Serangoon MRT Station. The development's strategic position makes it an appealing choice for families, upgraders, and investors seeking stability in a mature estate with proven amenities and infrastructure.

Location and Transport Connectivity

Situated approximately 920 metres from Serangoon MRT Station (NE12), 155 Hougang Street 11 enjoys a convenient commuting position that places essential transport within an 11-minute walk. This accessibility to the North-East Line ensures straightforward journeys to key employment districts, educational institutions, and commercial hubs across Singapore. The proximity to Serangoon Station has historically supported steady property values in this precinct, as reliable public transport remains a primary driver of housing demand in Singapore's residential market.

Beyond rail connectivity, the development benefits from being nestled within Hougang's comprehensive bus network, with multiple services traversing the estate and linking to surrounding towns and business districts. The area's mature infrastructure means residents enjoy established patterns of urban mobility without the uncertainty that can accompany newer, less-developed locations.

Unit Specifications and Space

Properties within this development offer configurations spanning multiple bedroom counts, with floor areas approaching 990 square feet for selected units. This sizing is typical of mid-range HDB stock, providing families and upgraders with sufficient space for modern living whilst maintaining proportionate maintenance costs and utility consumption. The availability of multiple unit types within the same development allows purchasers to select floorplans that align with their household composition and lifestyle requirements.

Market Position and Pricing

Units at 155 Hougang Street 11 are positioned from S$575,000, reflecting the development's location in a mature, well-established neighbourhood where pricing has stabilised around market fundamentals. HDB properties in Hougang have demonstrated resilience across economic cycles, supported by the area's popularity amongst families with school-age children and working professionals requiring practical, affordable housing. The pricing tier places this development within reach of first-time upgraders moving from smaller units or those seeking to consolidate their housing position without overextending financially.

When evaluating value proposition, potential purchasers should consider the total cost of ownership beyond the purchase price, including stamp duties and ongoing maintenance contributions. For investors or second-property buyers, the Additional Buyer's Stamp Duty (ABSD) at 20% applies to acquisitions by Singapore Citizens purchasing a second residential property, meaningfully increasing the effective acquisition cost and therefore requiring careful analysis of rental yield and long-term appreciation potential.

Neighbourhood Character and Amenities

Hougang has matured into one of Singapore's most balanced residential precincts, combining the stability of established community infrastructure with ongoing neighbourhood refreshment initiatives. Schools within the catchment area serve families at primary and secondary levels, whilst the estate's hawker centres, markets, and neighbourhood shops provide daily convenience goods and dining options that are hallmarks of well-developed HDB towns. Residents benefit from parks, community centres, and sports facilities that support active, community-oriented living.

The mature estate status means that amenities are not speculative—they are already operational and embedded within residents' daily routines. This established ecosystem has proven appeal to families who prioritise school access, familiar shopping patterns, and social networks built over time within the estate.

Investment Considerations and Rental Yield

For investors evaluating this development as a rental asset, Hougang's established residential character and proximity to transport create a stable tenant demographic centred on young professionals, small families, and upgraders—segments consistently seeking rental accommodation in mature estates. Rental yields on HDB properties in Hougang typically reflect the lower absolute property prices compared to private residential stock, whilst demand remains steady given the estate's popularity. However, yield calculations must account for the 20% ABSD cost for second-property buyers, which materially extends the payback period and requires higher rental income to achieve target returns.

Long-term capital appreciation in established HDB estates tends to moderate once properties reach maturity, with upside driven primarily by scarcity value and improvements to transport connectivity rather than speculative neighbourhood development. Investors should frame HDB acquisitions in Hougang as income-generating assets with measured capital growth rather than rapid value acceleration vehicles.

Lease Tenure and Resale Considerations

HDB properties operate under specific lease structures that differ fundamentally from private residential sales. Understanding the lease decay trajectory is essential for purchasers, particularly those acquiring near the midpoint of their planned holding period. As leases progress beyond the 80-year mark, resale values begin to compress more noticeably, a dynamic that purchasers should factor into their long-term financial planning and exit strategies. The development's current cohort of units will be at various stages along this decay curve, making it important to assess individual unit lease length before committing capital.

Buyer Profiles and Suitability

This development appeals to several distinct buyer cohorts. First-time upgraders moving from smaller units or resale market entrants seeking affordable access to larger configurations find strong value at this price point. Families with established ties to Hougang prioritise school proximity and neighbourhood continuity, making this location a natural choice. Investors pursuing steady rental yield over capital appreciation view the development as a reliable income generator in a proven market. Working professionals and young couples seeking practical, well-connected housing without premium pricing find the location's transport and amenity balance compelling.

Conversely, purchasers seeking emerging neighbourhoods with significant appreciation potential or those prioritising new property with extended lease terms may find the development's mature profile less aligned with their objectives.

Financing and Affordability Considerations

At the prevailing price points, financing requirements for this development typically fall within manageable parameters for Singapore Citizens with stable employment and established credit profiles. Debt-servicing ratios (TDSR) remain conservative at these price levels, allowing purchasers with adequate incomes to obtain housing loans covering 80% to 90% of purchase value, depending on individual creditworthiness and lender parameters. First-time buyers benefit from ABSD exemptions, whilst upgraders should model the 20% ABSD impact on their total cash requirements at point of acquisition.

Prospective purchasers are advised to obtain pre-approval from their chosen financial institution before committing to an offer, ensuring they understand their maximum borrowing capacity and the monthly debt commitments relative to their household income.

Competitive Context Within Hougang

Hougang's HDB stock spans multiple generations of estate development, with neighbouring streets and blocks offering comparative reference points for valuation and value assessment. Newer developments within Hougang may command premiums linked to freshly renovated common areas and updated facilities, whilst this development's maturity may be reflected in more moderate pricing that appeals to value-conscious purchasers. Understanding the spectrum of options across the estate helps purchasers identify genuinely competitive opportunities rather than overpaying for marginal location or specification differences.

Forward Outlook and District Supply Pipeline

The Hougang planning area remains a stable, fully-developed residential precinct with limited new HDB supply anticipated in the immediate term. This supply constraint supports steady demand and price stability for existing stock, though it also means purchasers cannot rely on significant new competing supply to moderate prices upward in the near term. Any major infrastructure upgrades—such as enhanced MRT connectivity or large-scale estate-wide renovation programmes—would typically drive investor interest and moderate appreciation, factors worth monitoring in medium-term financial planning.

155 Hougang Street 11 remains positioned within Singapore's stable HDB market, offering practical, connected housing to a broad spectrum of purchasers prioritising reliability, proximity to transport, and established community infrastructure over speculative appreciation or novel neighbourhood characteristics.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 155 Hougang Street 11 as an investment property?

Rental yields on HDB properties in Hougang typically range between 3% and 4% gross, depending on unit configuration, floor level, and current market rental rates. However, second-property buyers must account for the 20% Additional Buyer's Stamp Duty, which materially increases acquisition costs and extends the investment payback period—potentially from 5-6 years to 7-8 years when ABSD is factored into total outlay. Tenants in Hougang tend to be young professionals and small families attracted by the estate's mature amenities, schools, and reliable transport, creating a consistent rental demand base. When modelling investment returns, ensure you factor maintenance contributions, property tax, and the cost of ABSD into your yield calculation to obtain a realistic picture of net returns.

How does the per-square-foot pricing at 155 Hougang Street 11 compare to other recent HDB sales in Hougang?

At approximately S$580 per square foot for units at this development, pricing aligns with the middle range of Hougang's established HDB market, where per-foot rates typically span S$550 to S$620 depending on unit age, floor level, and lease remaining. Recent transactions in neighbouring blocks show this pricing is competitive with comparative stock, neither premium nor discounted relative to the estate's fundamentals. Units on higher floors or with superior unit configurations may attract pricing at the upper end of this range, whilst lower floors or smaller configurations trade at modest discounts. To assess whether a specific unit represents true value, compare its per-square-foot cost against recent sales of similar configurations on similar floor levels within the same block or adjacent blocks in Hougang.

How significantly does the 20% Additional Buyer's Stamp Duty (ABSD) affect my acquisition cost for a second property at this development?

If you are a Singapore Citizen purchasing your second residential property, ABSD at 20% will be payable on the purchase price, significantly increasing your total cash outlay at point of completion. For a purchase priced at S$575,000, ABSD would total S$115,000—effectively adding 20% to your acquisition cost beyond the purchase price itself. This means your true cost of ownership, when including conveyancing fees and ABSD, approaches S$690,000+, a material difference that must be reflected in your investment analysis and borrowing capacity assessment. First-time buyer exemptions do not apply if this is your second property, so careful financial planning is essential to ensure you have sufficient capital for down payment, ABSD, legal fees, and ongoing reserves. This ABSD impact is why second-property investors in particular must scrutinise rental yield and capital appreciation potential rigorously, as the upfront cost burden is substantially heavier than for first-time purchasers.

What is the lease decay risk for units at 155 Hougang Street 11, and how will remaining lease length affect future resale value?

HDB leases progress through predictable decay cycles: properties remain relatively stable in value until approximately 80 years of lease remain, at which point resale demand begins to compress more noticeably, and valuations start to decline faster per year of lease loss. Individual units within this development will be at varying stages along their lease trajectories, so it is critical to establish each unit's precise lease expiry date before committing to purchase. A unit with 75 years remaining will experience more pronounced value compression annually than one with 85+ years, a dynamic that directly impacts your exit options and eventual sale price if you need to liquidate the property. Forward planning is essential—if you intend to hold a property for 20+ years, ensure the remaining lease will still exceed 60 years at your anticipated exit point, as properties with shorter remaining leases face significantly diminished buyer pools and marked resale discounts. This lease decay consideration is a unique HDB feature that differentiates the asset from private freehold or 999-year properties.

How does proximity to Serangoon MRT (NE12) affect property demand and capital appreciation at this development?

Serangoon MRT's 11-minute walk distance from 155 Hougang Street 11 positions this development within the highly desirable 400-600 metre radius that maximises transport convenience without imposing an onerous daily walk burden, a sweet spot that historically drives stronger rental and capital value retention. Properties within close MRT reach in established estates like Hougang demonstrate more stable resale demand and lower time-on-market than units further from transport, as working professionals and commuters consistently seek transport-adjacent housing. This accessibility has supported steady valuation in the Hougang area and is a primary reason why units here command pricing power relative to more remote HDB blocks. Future enhancements to the North-East Line or extension of MRT coverage in surrounding precincts would likely provide modest upside to this location's valuation, though significant appreciation is not anticipated without major transport infrastructure additions. For rental investment purposes, proximity to Serangoon station is a compelling tenant draw, as commuters prioritise walking access to reliable rail services when selecting rental properties.

Which buyer profiles are best suited to purchase at 155 Hougang Street 11, and which should look elsewhere?

This development is ideally positioned for upgraders moving from smaller HDB units or first-time private market entrants seeking affordable, well-connected housing; families with established ties to Hougang's schools and community networks; and investors seeking stable, proven rental yields in a mature estate with transparent demand patterns. Young working professionals who value commute efficiency and established urban amenities find compelling value at this price point. Conversely, first-time buyers with minimal equity who require maximum mortgage leverage may find the ABSD barrier irrelevant but should still verify affordability against their household income and debt-servicing capacity. Purchasers specifically seeking emerging neighbourhoods with significant capital appreciation, new or newly-renovated properties with extended lease terms, or premium finishes should look to newer developments outside Hougang's mature estate parameters. High-net-worth buyers prioritising brand-new construction, trophy locations, or private residential stock will also find this development misaligned with their objectives. The development's strongest appeal lies with practical, financially prudent purchasers for whom established transport, proven amenities, and affordable pricing outweigh speculative appreciation potential.

What are typical TDSR and financing headroom at the price points for 155 Hougang Street 11, and will I struggle to borrow?

At price points around S$575,000, Debt-Servicing Ratio (TDSR) calculations for a standard housing loan typically consume 35-45% of household gross income for monthly mortgage commitments (assuming an 80% loan-to-value ratio and 25-year tenure), leaving material headroom for other living expenses and debt servicing—this is well within the 60% maximum TDSR threshold imposed by financial regulators. A household with combined gross income of S$7,000-S$8,000 monthly should comfortably meet financing criteria for a purchase at this price level, with monthly mortgage payments in the region of S$2,400-S$2,800 depending on exact loan terms. First-time buyers and upgraders with stable employment and established credit profiles should encounter minimal friction in obtaining pre-approval from major financial institutions. However, second-property buyers must remember that the 20% ABSD is not financed—it must be paid in cash—which requires additional liquid capital reserves beyond the deposit and legal costs. If your household income is materially below S$7,000 monthly, or if you carry existing personal loans or credit commitments, you should seek pre-approval early to understand your precise borrowing capacity rather than discovering financing constraints after signing a sales agreement.

How do comparable HDB developments in Hougang compete with 155 Hougang Street 11 in terms of value and specification?

Hougang's HDB stock spans multiple development cohorts, with neighbouring blocks and streets offering meaningful competitive reference points. Older blocks (pre-1990s) in the estate sometimes trade at modest discounts to 155 Hougang Street 11 due to condition, whilst newer HDB developments or blocks that have undergone significant renovation may command premiums reflecting upgraded common areas and fresher aesthetics. When comparing competing options within Hougang, examine lease remaining years carefully, as this creates substantial valuation differentials independent of pricing—a newer development with 85+ years lease will typically trade at higher per-square-foot multiples than older stock with 70-75 years remaining, despite similar location and unit size. Specification parity is generally high across Hougang's HDB stock, as standard building codes and design templates result in comparable interior finishes and functional layouts across different blocks and eras. Rather than focusing on marginal specification differences, compare per-square-foot pricing, lease remaining, recent market transactions for similar units, and specific amenity proximity (schools, hawker centres, transport) to identify genuinely competitive value within the broader Hougang landscape. A unit at 155 Hougang Street 11 may represent stronger value than one on an identical street with premium pricing but without superior lease length or floor-level advantages.

Are certain floor levels or unit stacks at 155 Hougang Street 11 better value than others?

Higher floor levels in HDB blocks typically command moderate premiums—typically 2-5% per additional 5 floors—reflecting preferences for improved views, reduced ground-level noise, and perceived better air quality. However, mid-range floors (5th-12th floor in typical HDB blocks) often represent best value, as they capture most of these amenities without the premium pricing of very high floors, whilst remaining easily accessible by lift without the lift-queue delays common in busy blocks. Ground and first-floor units often trade at modest discounts reflecting noise concerns and perceived security drawbacks, though these discounts may be substantial enough to justify for budget-conscious purchasers who prioritise cost over amenity. Corner units sometimes command small premiums due to additional natural light and ventilation, but these benefits are marginal and not universal—some corner configurations are less desirable depending on block orientation and neighbouring building shadows. Rather than fixating on floor level, focus on orientation (east-facing units typically command slight premiums for morning light, whilst west-facing units may offer sunset views but suffer afternoon heat gain), proximity to lift and stairwell (units equidistant from lifts are preferred), and whether the specific unit's layout matches your household requirements. The best value typically emerges in mid-floor, non-premium stack units with functional layouts rather than in premium locations commanding elevated per-square-foot pricing.

What is the future supply pipeline for HDB stock in Hougang, and could new supply affect my property's value?

Hougang is a fully developed, mature residential planning area with minimal undeveloped land remaining for new HDB construction; therefore, new supply projections for this precinct are limited compared to expanding estates on Singapore's periphery. This supply constraint has supported relatively stable pricing in existing Hougang stock over recent years, as demand from upgraders and investors continues without significant new competing supply to moderate prices downward. Any new HDB launches in the Hougang area would likely be estate-wide regeneration or replacement of significantly older blocks rather than greenfield development, and such programmes typically occur over extended timeframes, limiting near-term supply shocks. Estate-wide upgrading initiatives—such as the HDB renovation programmes that periodically refresh common areas, lift systems, and infrastructure—may modestly enhance the area's appeal and indirectly support property valuations, though they do not typically create dramatic value acceleration. Planning for the medium to long term, purchasers should expect Hougang's supply profile to remain largely stable, supporting steady demand for existing stock but not generating significant capital appreciation from scarcity-driven value increases. This is a mature estate equilibrium that favours income-focused investors and practical owner-occupiers seeking stability over speculative growth opportunities.

[For Sale] Hdb Flat At 155 Hougang Street 11 — From S$575K