Type

Units

Min Area

Price Range

4 BR

1571 sqft

S$988K – S$989K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$988K to S$989K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$198K on this acquisition.
Located 11 min (890 m) from NE14 Hougang 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.

508 Hougang Avenue 10: A Mature HDB Development in Hougang

508 Hougang Avenue 10 represents a well-established public housing development situated in one of Singapore's most established residential districts. Located in the heart of Hougang, this HDB project benefits from mature estate planning and decades of community infrastructure development. The address places residents within a densely populated but carefully managed residential zone that has evolved into a vibrant neighbourhood with strong amenities and excellent connectivity.

The development sits approximately 11 minutes' walk from NE14 Hougang MRT Station, positioning it within easy reach of the North-East Line's broader transport network. This proximity to rapid transit has historically supported both capital appreciation and rental demand, as the MRT connection provides commuters with direct access to the city centre and other major employment hubs across Singapore. The walkable distance to the station makes the development particularly appealing for working professionals and families who prioritise convenience without requiring a vehicle for daily transport.

Property Types and Unit Specifications

Units at 508 Hougang Avenue 10 are offered with varying configurations to suit different household sizes and life stages. Pricing for available units begins from S$988,000, reflecting the mature market position and established nature of the estate. The development comprises units with multiple bedroom options, ranging across different floor plates and layouts to accommodate upgraders moving from smaller units as well as families seeking spacious accommodation within the HDB sector.

Unit sizes span approximately 1,571 square feet for larger configurations, providing ample living space compared to older HDB stock elsewhere in Singapore. The floor area allows for functional family living with separate zones for entertaining, dining, and private quarters. Prospective buyers should note that unit specifications, pricing, and availability vary across the development, so direct inquiry regarding specific floor plates and configurations is recommended for accurate comparison.

Location, Transport, and Neighbourhood Character

Hougang is one of Singapore's oldest and most densely populated planning areas, with a character shaped by decades of community development. The neighbourhood features a robust network of primary and secondary schools, wet markets, food courts, and neighbourhood shopping centres that serve the extensive resident base. 508 Hougang Avenue 10 benefits from this mature infrastructure, offering residents immediate access to daily necessities without requiring travel to distant commercial zones.

The nearness to Hougang MRT Station is a significant locational advantage, particularly for households where multiple members commute to different parts of the island. The North-East Line connects directly to the Downtown Line at Dhoby Ghaut, providing efficient access to the CBD, Marina Bay, and the eastern corridor. This transport advantage has been a consistent driver of demand for HDB units in proximity to MRT stations, supporting both rental yields and capital value retention over time.

Beyond transport, the Hougang estate encompasses a broad range of community facilities including sports complexes, community centres, and recreational parks. The mature nature of the estate means that many of these facilities are well-established and actively managed, contributing to quality of life for residents across all age groups.

Investment Considerations and Financing

For property investors evaluating 508 Hougang Avenue 10 as a portfolio addition, the development's maturity and MRT proximity present compelling fundamentals. HDB units in established estates with direct MRT access have historically demonstrated steady rental demand, with typical yields ranging between 2% to 3.5% gross annual return depending on unit type and current market conditions. However, investors should conduct specific yield analysis based on current rental rates for comparable units in the same block, as yields vary significantly between different bedroom types and floor levels.

Buyers purchasing a second residential property in Singapore should be aware of the Additional Buyer's Stamp Duty (ABSD) at 20% applicable to Singapore Citizens acquiring a second private property. However, ABSD does not apply to HDB purchases, making public housing an attractive option for second-property investment without the additional stamp duty burden that would apply to private residential property. This tax advantage has made HDB investments increasingly popular with investors seeking to grow their portfolio efficiently.

Financing headroom at typical price points within this development should be assessed against the Total Debt Servicing Ratio (TDSR) framework. For a unit priced around S$988,000, most banks will offer mortgage facilities up to 80% of the purchase price, requiring an initial down payment of approximately S$197,600. With standard HDB loan rates, monthly mortgage servicing on a 25-year tenure typically absorbs 25% to 35% of household income, depending on the property value and the borrower's total monthly debt obligations. Prospective purchasers should obtain pre-approval from their preferred lender to understand exact financing capacity.

Market Position and Comparative Value

The Hougang HDB market has experienced gradual price appreciation over the past decade, driven largely by the area's maturity, MRT accessibility, and stable demand from upgraders and first-time buyers. Recent price-per-square-foot transacted values in the Hougang precinct range broadly from S$620 to S$720 psf depending on unit age, floor level, and specific block location. 508 Hougang Avenue 10's pricing aligns with this market range, though actual psf values should be calculated individually for each available unit to assess whether pricing reflects current market conditions.

Competing HDB developments in the North-East corridor include several blocks within Hougang estate itself, as well as neighbouring developments in Buangkok and Sengkang. Properties in Buangkok, particularly those near Buangkok MRT Station on the North-East Line, command slightly higher prices due to newer construction and upgraded design standards. Conversely, units in older Hougang blocks without MRT proximity typically trade at lower absolute prices, though price-per-square-foot may be comparable when adjusted for age and condition. Investors comparing value should examine not just asking prices but transacted data for similar configurations in neighbouring blocks over the past 12 months.

Suitability for Different Buyer Profiles

First-time buyers seeking to enter the HDB market will find 508 Hougang Avenue 10 a sound option, particularly if they prioritise MRT accessibility and established neighbourhood character over newer construction. The mature estate has predictable maintenance costs, established town councils, and abundant community amenities, reducing uncertainty compared to newer developments still undergoing initial teething periods. First-timers should engage actively with the sales process to understand specific unit layouts, sight lines from different floors, and noise considerations from proximity to the MRT station.

Upgraders moving from smaller one- or two-bedroom units will appreciate the generous floor plates available at this development, offering significantly more living space and family functionality. The Hougang location provides a midpoint between older inner-city estates and newer developments in the far North-East, appealing to upgraders who want to remain within established neighbourhoods where they may already have social networks and familiarity with local amenities.

Property investors seeking stable rental income and capital preservation will find the MRT proximity and mature estate status supportive of both metrics. The development's rental pool is substantial, given Hougang's high population density and the established expatriate community, creating consistent tenant demand. However, investors should note that newer competing developments in Sengkang may attract tenants seeking contemporary finishes and facilities, so rental positioning should be carefully considered.

Lease Tenure and Long-Term Ownership

HDB flats are offered on lease tenures of 99 years, and the lease duration remaining at the time of purchase should be verified directly with the Housing and Development Board. For units at 508 Hougang Avenue 10, the remaining lease will determine future resale value trajectory. Units with lease lengths below 60 years face diminishing market appeal and eventual valuation constraints, as most mortgage lenders restrict lending on leases below certain thresholds. Prospective buyers should confirm exact lease remaining before committing to purchase, and recognise that as the lease decays beyond 30 years remaining, future resale pools may gradually contract despite the strong location.

The government's lease extension and purchase schemes provide some mitigation for owners facing long-term lease decay, but these mechanisms involve significant administrative and financial processes. Buyers with 20-30 year investment horizons should be particularly attentive to current lease length and anticipated policy changes around lease extension eligibility.

Future Supply and District Development

The Hougang planning area has reached maturity in terms of HDB supply pipeline, with limited capacity for substantial new residential development within existing town boundaries. The North-East corridor has seen recent supply additions in Sengkang and Punggol, but these newer estates compete for similar buyer demographics. This relative supply constraint in Hougang itself supports the argument that established units in prime locations such as 508 Hougang Avenue 10 retain value as competing new supply becomes geographically distant.

District-level planning initiatives continue to enhance Hougang's appeal, including cycleway networks, park connectivity improvements, and periodic upgrading of commercial and community facilities. These enhancements support residential values indirectly by improving quality of life and neighbourhood perception. Buyers should monitor town council announcements regarding neighbourhood improvement initiatives, as substantial upgrades can provide upside support to property values during periods of economic expansion.

Frequently Asked Questions

What gross rental yield can investors realistically expect from units at 508 Hougang Avenue 10?

Typical gross rental yields for HDB units in the Hougang estate with MRT proximity range between 2% to 3.5% per annum, depending on bedroom type and floor configuration. Larger units tend to command higher absolute rents but similar percentage yields compared to smaller configurations. To calculate specific yield for a particular unit, current monthly rental achievable should be verified through recent comparable lettings in the same block, then annualised and divided by the purchase price. For example, a unit priced at S$988,000 achieving S$2,200 monthly rent would deliver approximately 2.67% gross yield, though this requires deduction of property tax and maintenance levies to arrive at net yield. The MRT proximity at 508 Hougang Avenue 10 supports rental demand compared to blocks without direct station access, potentially supporting yields at the higher end of the Hougang market range.

How does the price per square foot at 508 Hougang Avenue 10 compare to recent transactions in Hougang?

Recent transacted prices in the Hougang HDB precinct have ranged between approximately S$620 to S$720 per square foot, with variation driven by block age, floor level, view aspect, and proximity to amenities. Units at 508 Hougang Avenue 10 should be evaluated individually against this benchmark—a unit at S$988,000 spanning 1,571 sqft would equate to roughly S$629 psf, positioning it within the lower-to-middle range of recent Hougang transactions. However, specific unit pricing should be assessed against transacted data for comparable configurations in the same block and nearby blocks over the past 12 months, as psf calculations vary significantly based on unit type and floor level. Buyers should request from their agent a comparative analysis of psf prices for the specific bedroom/bathroom configuration they are considering, cross-referenced against recent sales in the same block and adjacent blocks within Hougang estate.

What is the ABSD impact if I purchase 508 Hougang Avenue 10 as a second property?

The Additional Buyer's Stamp Duty (ABSD) at the rate of 20% applies to Singapore Citizens purchasing a second or subsequent private residential property. However, ABSD does not apply to HDB flat purchases, as HDB properties are considered public housing rather than private residential property. This exemption from ABSD is a significant advantage for investors or upgraders using 508 Hougang Avenue 10 as their second property, as they will avoid the substantial 20% ABSD surcharge that would apply if purchasing a private condominium or landed property. This tax efficiency makes HDB investments particularly attractive for those seeking portfolio diversification without incurring additional stamp duty obligations, provided they meet HDB eligibility criteria for second property ownership.

What is the lease decay risk and how will it affect resale value of units at 508 Hougang Avenue 10?

HDB flats at 508 Hougang Avenue 10 are offered on 99-year leases, and the specific lease length remaining on the particular unit you are considering must be verified with the HDB directly. As lease tenure declines below 60 years remaining, mortgage lending becomes restricted, causing market demand and valuation to contract significantly. Units with leases below 30 years remaining typically face severely diminished resale pools, as most retail buyers cannot obtain financing. The development's current age should be assessed to estimate when lease decay becomes material—if the block was constructed in the 1990s or earlier, the remaining lease may already be notably depleted, creating long-term valuation risk. Buyers with investment horizons exceeding 15 to 20 years should pay particular attention to current lease length, as government policies around lease extension remain uncertain and any extension process involves substantial cost and administrative complexity. Property Tax and HDB maintenance levies may also increase on properties with very low remaining lease.

How does proximity to NE14 Hougang MRT Station affect property demand and capital appreciation?

MRT proximity is historically one of the strongest drivers of capital appreciation and rental demand for HDB properties in Singapore, and the 11-minute walking distance to Hougang MRT Station positions 508 Hougang Avenue 10 favourably within the broader market. Properties within 500 metres of MRT stations command price premiums of 10% to 15% compared to otherwise identical units without station proximity, and this advantage persists over decades as transport infrastructure use remains constant. The North-East Line connection provides direct access to the CBD and Marina Bay, making Hougang MRT attractive for working professionals and families with city-centric employment, sustaining both rental and purchase demand. Conversely, should MRT expansion occur in competing areas or should new developments with closer MRT access emerge in adjacent precincts, the relative advantage may gradually narrow. Nevertheless, established MRT-proximate developments have demonstrated resilience across multiple market cycles, supporting the argument that location is a enduring value driver for 508 Hougang Avenue 10.

Which buyer profiles is 508 Hougang Avenue 10 most suitable for?

First-time HDB buyers represent a strong fit for this development, as the mature estate offers established amenities, predictable costs, and convenient MRT transport without the construction risk of new projects. Upgraders transitioning from one- or two-bedroom units to larger family configurations will find the available floor plates at 508 Hougang Avenue 10 substantially more spacious and functional. Property investors seeking stable rental income and capital preservation benefit from the Hougang location's maturity, established tenant base, and transport accessibility—though prospective investor returns depend critically on accurate lease length verification and current rental market rates. High-net-worth individuals seeking to retain portfolio exposure to HDB assets may find units at 508 Hougang Avenue 10 suitable as diversification within a broader real estate portfolio, though absolute purchase prices at this development are modest compared to premium private residential alternatives. Middle-income families with moderate upgrade budgets and strong preference for public transport accessibility represent perhaps the core demographic most naturally aligned with this development's profile and pricing.

What TDSR constraints and financing headroom apply at typical price points for 508 Hougang Avenue 10?

At a typical entry price of S$988,000, mortgage lending is capped at 80% of purchase value, requiring an initial down payment of approximately S$197,600. Most HDB-approved banks offer loan tenures of up to 25 years at rates ranging between 2.5% to 3.2%, with monthly mortgage obligations for a S$790,400 loan (80% of S$988,000) typically approximating S$3,800 to S$4,200 per month across a 25-year amortisation. The Total Debt Servicing Ratio framework requires that total monthly debt obligations—including mortgage, credit card payments, personal loans, and other liabilities—not exceed 60% of gross monthly income for HDB applicants. A household requiring monthly mortgage payments of S$4,000 would therefore need gross monthly income of approximately S$6,700 to stay comfortably within TDSR limits, though individual bank assessments vary. Buyers should obtain formal pre-approval from at least two HDB-approved lenders before committing, as pre-approval amounts vary based on employment stability, credit history, and existing debt levels. Units at the higher end of the development's price range would proportionally increase monthly servicing and TDSR pressure, potentially restricting financing availability for middle-income first-time buyers.

How does 508 Hougang Avenue 10 compare in value to competing HDB developments in the North-East?

Competing HDB developments in the immediate North-East corridor include several blocks within Hougang estate itself, plus nearby developments in Buangkok, Sengkang, and Punggol. Buangkok HDB units, particularly those within 500 metres of Buangkok MRT Station, typically command prices 5% to 10% higher in absolute terms compared to comparable units at 508 Hougang Avenue 10, reflecting newer construction and upgraded design standards. Sengkang developments have seen more recent supply waves and feature contemporary unit finishes, attracting price premiums for newer architecture, though these premiums vary depending on exact location within Sengkang relative to MRT access. Punggol represents the newest supply tier, with significantly higher price points reflecting new development premiums and contemporary amenities. 508 Hougang Avenue 10's pricing advantage relative to these newer alternatives makes it particularly attractive for budget-conscious buyers prioritising location and transport over architectural newness, though prospective purchasers should consider their preference for mature estate character versus newer construction aesthetics. Within Hougang itself, older blocks without MRT proximity typically trade at lower absolute prices but similar or higher price-per-square-foot values when adjusted for age differences, making 508 Hougang Avenue 10's MRT advantage material to overall value positioning.

Which unit stacks or floor levels offer best value at 508 Hougang Avenue 10?

Mid-level units (typically floors 10 to 18) at HDB developments usually deliver optimal value balance between pricing, market demand, and quality-of-life factors. Lower-floor units command discounts of 5% to 8% compared to mid-level equivalents, reflecting privacy concerns, noise proximity from street-level activities, and natural light limitations, but may appeal to buyers with mobility constraints or strong preference for ground-level convenience. Upper-floor units (floors 20 and above) typically command premiums of 3% to 6% due to enhanced views, reduced noise, and stronger natural ventilation, though these premiums may not justify the higher price for buyers with limited budgets. Buyer preferences vary significantly based on individual circumstances—families with young children often prioritise mid-level access for supervision and safety, whilst older occupants may prefer mid-levels to minimise stair climbing during lift maintenance outages. The specific view aspect and surrounding amenity proximity should be evaluated for each unit individually, as a lower-floor unit with exceptional proximity to parks or shopping might deliver superior quality-of-life outcomes compared to a higher-floor unit facing less attractive vistas. Direct site inspection across multiple floor levels is essential to assess natural light, noise exposure from the MRT station, and personal comfort before committing to purchase.

What is the future supply pipeline in Hougang and surrounding areas, and how will this affect 508 Hougang Avenue 10?

Hougang has reached maturity in its development cycle, with limited capacity for substantial new HDB residential supply within the existing planning area boundaries. The North-East Line corridor has seen recent supply additions in Sengkang and Punggol, with additional projects in early planning phases, but these newer developments are geographically distant from 508 Hougang Avenue 10 and target younger, first-time buyer demographics. The relative supply constraint in Hougang itself, combined with the established tenant base and institutional familiarity, supports the argument that properties at 508 Hougang Avenue 10 retain value as competing new supply becomes geographically peripheral. District-level planning initiatives including cycleway expansion, park connectivity improvements, and periodic commercial facility upgrades continue to enhance Hougang's appeal and may provide upside support to property values during periods of economic growth. Conversely, if major new HDB supply emerges unexpectedly in adjacent precincts with even closer MRT access, rental and purchase demand at Hougang could face displacement pressure. Buyers should monitor HDB and URA announcements regarding supply pipeline in the broader North-East region, as significant new developments with superior location or facilities could moderate long-term appreciation trajectories at 508 Hougang Avenue 10, though the established estate's maturity and MRT advantage suggest it will remain competitive across most market scenarios.

[For Sale] Hdb Flat At 508 Hougang Avenue 10 — From S$988K