Type

Units

Min Area

Price Range

4 BR

1572 sqft

S$989K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from 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 Singapore's North-East

508 Hougang Avenue 10 is an established Housing and Development Board (HDB) development located in the heart of Hougang, one of Singapore's most established residential districts. The project comprises multiple residential units across a range of configurations, catering to diverse buyer profiles from first-time home seekers to upgraders and investment-focused purchasers. Situated in the North-East region, this development benefits from the maturity of Hougang as a residential hub, with a well-developed social and commercial infrastructure that has evolved over decades.

The development's strategic location along Hougang Avenue 10 places it within reasonable proximity to key transport nodes, employment centres, and lifestyle amenities. Residents enjoy convenient access to NE14 Hougang MRT Station, positioned approximately 890 metres away, which translates to a comfortable 11-minute walk or a quick bus journey. This accessibility is a significant draw for commuters seeking efficient connectivity to other parts of Singapore without the premium pricing often associated with developments immediately adjacent to MRT stations.

Location, Connectivity, and Neighbourhood Character

Hougang has long been recognised as a desirable residential destination, characterised by a blend of public housing, established commercial zones, and mature greenery. The neighbourhood around 508 Hougang Avenue 10 reflects this maturity, with a strong sense of community fostered by decades of residential settlement. The proximity to Hougang MRT Station ensures that residents can reach the city's central business district, major employment hubs, and leisure destinations within 20–30 minutes via the North-East Line, making it particularly appealing to working professionals and families.

Beyond transport, the immediate catchment around this development is well-furnished with amenities. Nearby shopping centres, hawker centres, supermarkets, and wet markets cater to daily living needs, whilst educational institutions ranging from primary schools to pre-schools are within walking distance or a short bus ride. This ready availability of everyday conveniences reduces reliance on personal vehicles, enhancing the quality of life for residents and supporting the development's appeal to practical home buyers.

Unit Mix, Pricing, and Market Position

508 Hougang Avenue 10 offers units starting from competitive price points within the HDB market, with options across different bedroom configurations and floor areas. The development's pricing structure positions it as an accessible entry point for first-time buyers, a natural upgrade option for those trading up from smaller units, and an attractive investment vehicle for portfolio-building investors seeking stable rental yields in a mature neighbourhood. Unit sizes span generous floor areas, providing families with ample living space compared to some newer developments in more central locations that command significantly higher per-square-foot valuations.

The price positioning of units within this development reflects the balance between location accessibility and distance from the city centre. Whilst not enjoying the premium valuations of developments directly above or very close to MRT stations, the 11-minute walk to Hougang MRT is far from prohibitive and has historically translated into steady resale demand and rental interest. Families and investors recognise that the modest walk trade-off is compensated by more generous unit sizes and more affordable entry costs.

Investment Potential and Rental Yield Considerations

For investors evaluating 508 Hougang Avenue 10 as part of a residential portfolio, several factors merit consideration. HDB developments in mature estates like Hougang have historically demonstrated stable rental demand, driven by the consistent need for affordable, well-located family housing amongst renters unable or unwilling to purchase. The neighbourhood's proximity to transport, schools, and amenities creates a reliable tenant pool, which supports consistent gross rental yields typically ranging from 3% to 4% depending on unit configuration and market cycles.

Potential investors should factor in the cost of acquiring a second residential property, which incurs Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% for Singapore Citizens purchasing a second residential property. This 20% ABSD is applied on top of the standard buyer's stamp duty and represents a material cost that must be absorbed into investment returns or reflected in the purchase price negotiation. Combined with annual property tax and potential maintenance contributions, the net rental yield requires careful cash-flow modelling to ensure the investment meets return thresholds.

Resale Fundamentals and Long-Term Value

HDB properties in Hougang benefit from the district's established status and predictable demand patterns. Resale markets in mature estates tend to be liquid, with a broad base of repeat buyers, upgraders, and investors creating consistent transaction activity. 508 Hougang Avenue 10's position in a neighbourhood with good schools, transport, and services supports the fundamental resale appeal of units within the development. Historical price appreciation in Hougang HDB units has been moderate but stable, reflecting the market's recognition of these properties as reliable, income-generating or owner-occupancy assets rather than speculative vehicles.

Lease tenure remains a critical consideration for HDB properties, as Singapore's public housing programme offers both 99-year and 999-year leasehold terms depending on the property's age and approval date. Prospective buyers should confirm the specific tenure of units within 508 Hougang Avenue 10, as this materially affects long-term resale value. Properties with longer lease lengths command stronger valuations and resale appeal, particularly as buyers seek to minimise the risk of steep value decay in the final decades of a lease term.

Suitability for Different Buyer Profiles

First-time buyers benefit from 508 Hougang Avenue 10's competitive pricing and generous unit sizes, which offer significantly more space per dollar compared to newer developments in higher-demand locations. The mature neighbourhood infrastructure, including established schools and family-friendly amenities, appeals directly to new families seeking a stable, well-serviced residential environment. Additionally, first-timers often have lower financing headroom and cash reserves for down payments, making this development's pricing structure more accommodating.

Upgraders moving from 3-room to 4-room or 5-room configurations find strong value in the additional space offered by units at 508 Hougang Avenue 10, particularly those seeking to accommodate growing families without stretching their budgets beyond sustainable debt servicing ratios. The neighbourhood's maturity and good schools make it an attractive destination for families at the upgrading stage of their residential journey. Investors, meanwhile, appreciate the stable tenant demand, consistent gross rental yields, and the broader investment thesis that Hougang's transport accessibility and neighbourhood services will continue to attract renters.

Financing, Debt Servicing, and Affordability

The Total Debt Service Ratio (TDSR) framework, currently set at 55% of gross monthly income, is a critical consideration for mortgage applicants. For a household with combined monthly income of approximately S$10,000, the maximum sustainable monthly debt servicing capacity stands at S$5,500, which typically supports a loan quantum of around S$900,000 to S$1,100,000 depending on loan tenure and interest rates. Units within 508 Hougang Avenue 10 positioned at competitive price points allow many buyer profiles to stay comfortably within this ceiling, meaning that mortgage approvals are generally straightforward and loan tenures can stretch across the full 30-year maximum if desired.

Buyers should factor in not only the property price but also ancillary costs including the 20% ABSD for second-property purchases, stamp duty, legal fees, and renovation or refurbishment costs. Planning for these outgoings ensures that cash reserves remain adequate post-purchase, reducing financial stress and preserving the buyer's ability to cover maintenance contributions or unexpected property-related expenses.

Competing Developments and Comparative Market Position

The Hougang district hosts several competing HDB developments and also faces indirect competition from nearby private residential projects in neighbourhoods like Sengkang and Punggol. Within the HDB market specifically, competing developments in Hougang and adjacent areas may offer similar price points but with varying levels of transport proximity and unit configuration. 508 Hougang Avenue 10's pricing relative to its distance from the MRT station typically compares favourably to units in developments closer to the station, which command a distance premium; conversely, units in newer or more distant HDB estates may offer marginal pricing advantages but sacrifice neighbourhood maturity and established amenities.

Comparative analysis of per-square-foot pricing in recent Hougang HDB transactions provides useful context for evaluating individual units within 508 Hougang Avenue 10. The development's market positioning generally reflects the broader Hougang HDB market, with unit prices tracking established per-square-foot benchmarks and moving in line with district-level supply-demand dynamics and broader resale market sentiment.

Long-Term District Development and Supply Outlook

Hougang's position within Singapore's long-term land-use and transport planning remains stable, with no major residential-to-commercial rezoning or large-scale redevelopment initiatives on the horizon. This stability supports the neighbourhood's character and the predictability of demand patterns that underpin investment and owner-occupancy appeal. The North-East Line, serving Hougang MRT Station, continues to be a key public transport spine, and potential future enhancements to the line or connecting bus services could further improve accessibility from 508 Hougang Avenue 10.

Future supply of new HDB units in the Hougang district will be shaped by the Housing and Development Board's Build-to-Order (BTO) programme, which periodically releases new project launches in various locations. Whilst new launches may offer updated design and finishes, they typically command premium pricing compared to resale stock like 508 Hougang Avenue 10, maintaining the development's competitive positioning for budget-conscious and value-focused buyers.

Frequently Asked Questions

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

HDB properties in mature estates like Hougang historically generate gross rental yields ranging from 3% to 4%, depending on unit size, floor level, and prevailing market conditions. The development's proximity to Hougang MRT Station and the neighbourhood's established amenities create reliable tenant demand, supporting consistent monthly rental collections from families and professionals seeking affordable, well-located accommodation. Investors must factor in the 20% Additional Buyer's Stamp Duty for second-property purchases, annual property taxes, and maintenance contributions when calculating net yield, which typically reduces gross returns by 1–1.5 percentage points. The stable tenant pool in Hougang, driven by strong schools and transport connectivity, generally supports occupancy rates above 95%, bolstering investment returns.

How does the per-square-foot pricing at 508 Hougang Avenue 10 compare to recent Hougang HDB transactions?

Recent HDB transactions in Hougang have typically traded at per-square-foot rates ranging from S$550 to S$750 depending on unit size, floor level, and condition, with 4-room and 5-room units commanding mid-to-upper-range valuations within this band. The pricing of units at 508 Hougang Avenue 10 generally aligns with established Hougang HDB market benchmarks, reflecting the development's distance from the MRT station and the maturity of the neighbourhood. Comparative market analysis of neighbouring HDB developments in Hougang shows that 508 Hougang Avenue 10 maintains competitive positioning, offering value parity with developments at similar distances from transport nodes. Buyers should review recent transactions within a 200–300 metre radius of the subject development to validate unit-specific pricing against prevailing market rates.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens buying a second residential property at this development?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, applied on top of standard buyer's stamp duty and other acquisition costs. For example, a purchase price of S$1,000,000 would trigger approximately S$200,000 in ABSD liability alone, materially affecting total acquisition cost and the investment's return profile. This 20% ABSD is a material outflow that must be funded from the buyer's own resources and cannot be financed via mortgage, effectively requiring an additional 20% of capital beyond the down payment and other costs. Second-property buyers should model this cost into their investment thesis and ensure they have adequate cash reserves post-acquisition to maintain the property and cover ongoing expenses.

What is the lease tenure at 508 Hougang Avenue 10, and does it affect long-term resale value?

HDB properties in Singapore are issued under either 99-year or 999-year leasehold tenure depending on the development's approval date and the Housing and Development Board's policy framework at the time of construction. The specific lease tenure of 508 Hougang Avenue 10 should be confirmed during the purchase process, as it materially impacts long-term resale value and buyer appeal. Properties with longer leases (999 years) command stronger valuations than those with shorter terms (99 years), particularly as the lease approaches the final decades and the prospect of steep price decay becomes material. Buyers purchasing for long-term occupation should ensure the lease tenure provides sufficient runway to avoid major depreciation risk during their ownership period; investors should model the lease decay trajectory into their yield calculations.

How does the 11-minute walk to Hougang MRT Station affect demand and capital appreciation at this development?

The 890-metre distance to NE14 Hougang MRT Station, equivalent to approximately 11 minutes on foot, positions 508 Hougang Avenue 10 in the accessible periphery of the MRT catchment rather than in the premium immediate-adjacency zone where properties command the highest per-square-foot valuations. This positioning creates a natural demand tier below premium MRT-proximate developments, supporting affordability and entry-level appeal for first-time buyers and upgraders with constrained budgets. Historically, properties within this distance band have demonstrated moderate but stable capital appreciation aligned with broader HDB market trends and the North-East region's development trajectory. The accessibility of Hougang MRT ensures strong transport connectivity and supports consistent resale demand, though the development is unlikely to experience speculative capital appreciation driven by transport proximity alone; value growth is anchored to fundamental neighbourhood appeal and broader market sentiment.

Is 508 Hougang Avenue 10 suitable for first-time buyers, upgraders, and investors, and why?

For first-time buyers, 508 Hougang Avenue 10 offers competitive pricing, generous unit sizes, and neighbourhood maturity that includes established schools and services, making it an ideal entry point into home ownership without the premium pricing of central or newly launched developments. Upgraders moving from smaller units benefit from the additional space and family-friendly environment at price points that remain manageable within typical household debt servicing capacity. For investors, the development presents a value-buy opportunity with stable rental demand from the large pool of renters seeking affordable family housing in a well-serviced neighbourhood; the combination of moderate gross yields (3–4%), capital stability, and reliable tenant demand supports a buy-and-hold investment thesis rather than speculative appreciation. Each buyer profile finds distinct advantages in the development's pricing, size, and neighbourhood fundamentals.

What is the maximum mortgage I can service under TDSR limits, and does 508 Hougang Avenue 10 fit within typical household affordability?

Under the current Total Debt Service Ratio framework, borrowers can service debt equivalent to a maximum of 55% of gross monthly income; for a household earning S$10,000 monthly, this translates to a maximum monthly debt servicing capacity of S$5,500, which typically supports a loan quantum of S$900,000 to S$1,100,000 across a 25–30 year tenure at prevailing interest rates. Units within 508 Hougang Avenue 10 positioned at competitive mid-range price points generally allow borrowers to access mortgage financing comfortably within these TDSR thresholds, meaning approval processes are straightforward and financing options include full 30-year tenures. Buyers should also budget for the 20% ABSD if purchasing a second property, legal fees, stamp duty, and renovation costs, all of which reduce available cash reserves post-purchase. Planning for these costs ensures that the monthly home ownership expense remains sustainable and that emergency reserves are preserved for unexpected property-related outgoings.

How does 508 Hougang Avenue 10 compare to competing HDB developments in Hougang and neighbouring districts?

Within Hougang itself, 508 Hougang Avenue 10 competes on pricing and location with other established HDB developments, generally offering better per-square-foot value than properties immediately adjacent to MRT stations whilst maintaining strong accessibility and neighbourhood services. Newer HDB developments in expanding districts like Sengkang and Punggol may offer updated design and finishes but typically command premium pricing compared to mature Hougang resale stock; this pricing differential means that budget-conscious buyers often find better value in 508 Hougang Avenue 10. Indirect competition from private residential projects in nearby neighbourhoods is mitigated by the substantial price gap between HDB and private housing, effectively serving different buyer segments. For renters seeking affordable family accommodation, 508 Hougang Avenue 10 consistently ranks competitively within district-level rental markets, supporting stable tenant demand and investment appeal.

Which unit stack or floor level typically offers the best value for money at 508 Hougang Avenue 10?

Middle-floor units (typically floors 7–20) at 508 Hougang Avenue 10 often represent optimal value, offering a balance between premium pricing for higher floors and the lower valuations applied to ground-level or very-low-floor units that may attract less desirable pricing due to noise, privacy, or light considerations. Higher floors command premium valuations of 5–10% above mid-floor benchmarks due to better views, reduced noise, and enhanced light, whereas lower floors trade at discounts of 3–8% reflecting reduced amenity appeal. For first-time buyers and value-focused investors, mid-floor units in the range of floors 10–18 typically deliver the best cost-to-amenity ratio, avoiding the premium pricing of penthouses and the discounts applied to ground-level or very-low-floor stock. Specific floor-level value is context-dependent on unit orientation, facing views, and proximity to stairwells or lift lobbies, requiring unit-by-unit evaluation rather than broad generalisation.

What future supply and development pipeline might affect demand and resale values in the Hougang district?

Hougang's position within Singapore's planning framework suggests stable residential zoning with no major redevelopment or rezoning initiatives on the medium-term horizon, supporting predictable demand patterns and neighbourhood character. Future HDB supply in the district will be shaped by the Housing and Development Board's Build-to-Order programme, which periodically releases new launches in various locations; new BTO projects typically command premium pricing compared to resale stock, which tends to protect the value positioning of existing developments like 508 Hougang Avenue 10. The North-East Line continues to be a key public transport investment focus, and potential future service enhancements or frequency improvements could strengthen transport accessibility and neighbourhood appeal. Whilst new developments within Hougang or nearby districts may create marginal supply competition, the consistent demand for affordable, well-located family housing means that 508 Hougang Avenue 10 is unlikely to face significant demand erosion; resale values are more likely to track broad HDB market trends and regional development cycles than to be materially disrupted by competing new supply.

[For Sale] Hdb Flat At 508 Hougang Avenue 10 — From S$989K