Block 446 Hougang Avenue 8
Block 446 Hougang Avenue 8 has 27 recorded HDB resale transactions since 2017. Latest sale: $1,000,000 (Apr 2026, executive, floors 04–06). Median $5,068/sqm. Prices up 33.8% over the past five years. Built 1991, 64 years lease remaining.
How this block compares
- Executive$1,000,000+2.0%vs town(+$20k)+9.9%vs national(+$90k)
Median of resales in the 12 months to Jul 2026, compared with town and Singapore medians on the same basis. Flat types with fewer than two sales in the window are omitted.
What this block rents for, and the gross rental yield (annual rent ÷ resale price). Figures are from rentals at this block where available.
| Flat type | Median rent /mo | Gross yield | Based on |
|---|---|---|---|
| Executive | $3,800 typically $3,800–$3,900 | 4.6% | 6 rentals here |
This block is inside the 1 km Primary 1 priority zone for 6 popular schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Other HDB blocks closest to Block 446 Hougang Avenue 8 in Hougang, with their median resale price. Useful for comparing what a flat here costs against its immediate neighbours.
| Date | Floor | Type | Area | Price | $/sqm |
|---|---|---|---|---|---|
| Apr 2026 | 04 TO 06 | EXECUTIVE | 146 sqm | $1,000,000 | $6,849 |
| Nov 2025 | 04 TO 06 | EXECUTIVE | 146 sqm | $980,000 | $6,712 |
| Sep 2025 | 10 TO 12 | EXECUTIVE | 148 sqm | $1,100,000 | $7,432 |
| Nov 2024 | 10 TO 12 | EXECUTIVE | 148 sqm | $1,040,000 | $7,027 |
| Apr 2024 | 10 TO 12 | EXECUTIVE | 146 sqm | $950,000 | $6,507 |
| Feb 2024 | 04 TO 06 | EXECUTIVE | 146 sqm | $900,000 | $6,164 |
| Dec 2023 | 07 TO 09 | EXECUTIVE | 146 sqm | $915,000 | $6,267 |
| Sep 2023 | 10 TO 12 | EXECUTIVE | 148 sqm | $890,000 | $6,014 |
| Jan 2023 | 04 TO 06 | EXECUTIVE | 148 sqm | $858,000 | $5,797 |
| Jul 2022 | 10 TO 12 | EXECUTIVE | 146 sqm | $828,000 | $5,671 |
| May 2022 | 07 TO 09 | EXECUTIVE | 148 sqm | $830,000 | $5,608 |
| Nov 2021 | 01 TO 03 | EXECUTIVE | 148 sqm | $723,000 | $4,885 |
| Oct 2021 | 04 TO 06 | EXECUTIVE | 148 sqm | $755,000 | $5,101 |
| Jul 2021 | 10 TO 12 | EXECUTIVE | 148 sqm | $760,000 | $5,135 |
| Jun 2021 | 10 TO 12 | EXECUTIVE | 146 sqm | $740,000 | $5,068 |
| Dec 2020 | 04 TO 06 | EXECUTIVE | 148 sqm | $693,888 | $4,688 |
| Jul 2020 | 04 TO 06 | EXECUTIVE | 146 sqm | $685,000 | $4,692 |
| Jan 2020 | 04 TO 06 | EXECUTIVE | 146 sqm | $740,000 | $5,068 |
| Dec 2019 | 10 TO 12 | EXECUTIVE | 148 sqm | $725,000 | $4,899 |
| Nov 2019 | 10 TO 12 | EXECUTIVE | 146 sqm | $730,000 | $5,000 |
About Block 446 Hougang Avenue 8
Block 446 Hougang Avenue 8 is a million-dollar HDB block: a flat here has sold for as much as $1,100,000 (Sep 2025), among the rare blocks in Hougang to cross that mark. Its median runs about 52% above the Hougang median, ahead of around 93% of the town's blocks. It has a regular flow of resale activity, with 27 transactions since 2017 across executive flats priced from $630,000 to $1,100,000. The most recent transaction was an executive flat on storeys 04 TO 06 at $1,000,000 in Apr 2026, and the median works out to $5,068/sqm. Higher floors carry a premium, with the 10 TO 12 band trading roughly 20% above the 01 TO 03 band. Over five years, prices here are up about 33.8%. Under Bala's Table (the SLA leasehold valuation model), its leasehold relativity ratio is 0.8906, an annual lease decay of about 0.43%. All transaction data is sourced from data.gov.sg and updated monthly.
Frequently Asked Questions
How much is an HDB flat at Block 446 Hougang Avenue 8 worth?
The most recent resale transaction at Block 446 Hougang Avenue 8 was $1,000,000 for a executive flat in 2026-04. The median price per square metre across all flat types is $5,068, based on 27 transactions since January 2017. Data sourced from data.gov.sg.
What is the remaining lease for Block 446 Hougang Avenue 8?
Block 446 Hougang Avenue 8 was built in 1991 and has approximately 64 years and 4 months remaining on its 99-year lease. Under Bala's Table (the SLA leasehold valuation model), the annual lease decay rate is 0.43%, meaning the leasehold value decreases by approximately 0.43% per year at the current remaining lease.
What flat types are available at Block 446 Hougang Avenue 8?
Block 446 Hougang Avenue 8 in Hougang contains executive flats. Resale prices range from $630,000 to $1,100,000 based on historical transaction records from data.gov.sg.
Have HDB prices at Block 446 Hougang Avenue 8 gone up or down?
Resale prices at Block 446 Hougang Avenue 8 have increased by approximately 33.8% over the past five years. The current median price is $740,000, with the most recent sale at $1,000,000 in 2026-04.