Highest HDB resale in Hougang for executive flat at S$1,280,000

Over the past few weeks, record-breaking HDB resale prices have mostly come from executive flats in varying estates – and this time is no different. 

A Hougang executive flat has just made headlines by setting a new town price ceiling. At a record-setting S$1.28 million, it’s now the highest HDB resale price in Hougang to date.

The S$1.28M Hougang record breaker

This record-setting transaction took place at Block 522, Hougang Avenue 6.

The flat is located between the 13th and 15th floors in a low-rise development. While you don’t get sweeping skyline views, the unit does overlook a quieter part of the neighbourhood – giving you a sense of space and privacy without the usual hustle right outside your window.

Spanning 1,561 square feet, the flat offers a very generous layout that’s increasingly rare in today’s market. That works out to a price per square foot (psf) of S$819. 

This project was originally built with its lease starting back in 1987, which means there’s currently about 61 years and 3 months left on it. 

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For S$1.28M, what does the location look like?

The area around this flat is quite accessible and well-connected. 

If you’re commuting, you’ll be glad to know that Hougang MRT station is just a 5-minute walk away. The Hougang Central Bus Interchange is equally close – about 6 minutes on foot. This makes getting around extremely convenient.

As for food options, while there’s no hawker centre immediately nearby, Ci Yuan Hawker Centre is about a 17-minute walk away. Kang Kar Mall is just 5 minutes away and has a food court with affordable eats. A little further down, at Harmony View, there’s also a kopitiam a 10-minute walk away.

The Hougang Mall, also just a 5-minute walk, houses plenty of familiar food options like McDonald’s, Subway, as well as a FairPrice supermarket for groceries. 

If you’re a parent (or planning to be one), there are three childcare centres and four kindergartens within 500 metres. These include:

Childcare centres:

• Little Tree House @ Hougang (453 m)
• Little Tree House LLP (473 m)
• My First Skool (161 m)

Kindergartens:

• PCF Sparkletots @ Hougang Blk 535 (310 m)
• The Montessori Playroom Kindergarten (341 m)
• PCF Sparkletots @ Hougang Blk 414 (454 m)

For school-age kids, the flat is within 1km of several well-known primary schools, including:

• CHIJ Our Lady of the Nativity
• Holy Innocents’ Primary School
• Montfort Junior School
• Punggol Primary School
• Xinmin Primary School
• Yio Chu Kang Primary School

And within a 1 to 2km range, there are more like Rosyth School, Nan Chiau Primary, Hougang Primary, and Sengkang Primary.

For those who love the outdoors or sports, the area offers some great amenities too. Punggol Park is a 12-minute walk away, giving you a peaceful green space to unwind or jog in. If you’re into swimming or fitness, the Hougang ActiveSG Swimming Complex is about a 9-minute walk or 6-minute cycle from the flat. Plus, the Punggol Community Club – just 2 minutes away – has a soccer field and various community activities.

The second executive HDB resale to hit S$1.2M in Hougang

This isn’t the first time an executive flat in Hougang has crossed the S$1.2 million threshold. The first was a unit at Block 222 Kovan Green, which sold for S$1.25 million in April 2025. Now, just a couple of months later, the latest S$1.28 million transaction has raised the bar once again.

Both million-dollar deals happened this year, which highlights how resale prices in the area have climbed rapidly. To put this into perspective, the previous highest sale in Hougang was recorded in March last year, when a unit at Block 237 Hougang Street 21 changed hands for S$1.15 million. Comparatively, the S$1.28M sale is about S$130,000 higher – or roughly 11.3%. 

Looking at the broader picture, resale prices of executive flats in Hougang have grown significantly over the past five years.

From 2020 to 2024, prices have surged by 45.38%. But while this long-term growth is substantial, the year-on-year (YoY) increase has started to taper off. Between 2020 and 2021, prices rose by 8.73%. This climbed to 10.24% from 2021 to 2022.

However, the growth rate slowed to 7.97% in 2022–2023 and dipped further to 6.14% in 2023–2024. So far in 2025, it stands at just 5.57%.

How many Hougang executive flats have hit the million-dollar mark?

So far, 49 executive flats have been sold this year in Hougang – but we’re likely to see more.

In a typical year, the estate sees triple-digit resale volumes for such units. If sales trends continue, based on the average annual volume from 2020 to 2024, 2025 might end with around 135 transactions. Of course, this estimate remains subject to shifts in economic conditions and buyer sentiment.

Here’s a look at the executive flat resale transactions in Hougang this year that have crossed the million-dollar mark, listed from highest to lowest:

Date	Address	Floor	Size (sqft)	Price	Price (psf)
06/2025	522 Hougang Avenue 6	13 – 15	1,561	S$1.28 M	S$819
04/2025	222 Hougang Street 21	4 – 6	1,679	S$1.25 M	S$744
05/2025	850 Hougang Central	1 – 3	1,528	S$1.15 M	S$752
03/2025	237 Hougang Street 21	13 – 15	1,615	S$1.13 M	S$699
02/2025	237 Hougang Street 21	10 – 12	1,615	S$1.1 M	S$681
05/2025	374 Hougang Street 31	4 – 6	1,550	S$1.098 M	S$708
05/2025	562 Hougang Street 51	7 – 9	1,615	S$1.07 M	S$662
04/2025	427 Hougang Avenue 6	1 – 3	1,561	S$1.06 M	S$679
04/2025	430 Hougang Avenue 6	4 – 6	1,593	S$1.055 M	S$662
06/2025	407 Hougang Avenue 10	4 – 6	1,615	S$1.05 M	S$650
05/2025	562 Hougang Street 51	7 – 9	1,593	S$1.049 M	S$658
06/2025	705 Hougang Avenue 2	10 – 12	1,593	S$1.03 M	S$646
04/2025	427 Hougang Avenue 6	1 – 3	1,572	S$1.014 M	S$644
02/2025	640 Hougang Avenue 8	1 – 3	1,593	S$1.01 M	S$634
05/2025	560 Hougang Street 51	13 – 15	1,539	S$1.008 M	S$654
04/2025	559 Hougang Street 51	10 – 12	1,539	S$1 M	S$649
06/2025	441 Hougang Avenue 8	1 – 3	1,572	S$1 M	S$636

So far, 17 of the 49 executive resale transactions in Hougang this year have crossed the million-dollar mark. Of these, only five were priced at S$1.1 million and above.

Are Hougang executive flats catching up, or falling behind?

Back in 2020, the average prices of executive flats in Hougang were just 5.31% lower than the national average for this flat type. But in 2025, that price gap has widened to 7.50%. That could mean one of two things: either Hougang is lagging behind, or other estates, especially mature towns, are seeing stronger price growth due to demand. Given the slowdown in YoY price growth, the former may be true.

One possible reason is lease decay. Executive flats tend to have shorter remaining leases, and the current S$1.28 million unit is no exception with just about 60 years left. Still, this hasn’t deterred buyers who prioritise space and are willing to pay a premium despite the lease length.

But the upside to this is that these units remain relatively affordable in the resale market. According to 99.co’s Researcher tool, the average resale price for executive flats in Hougang is around S$980,000. In fact, our listings show over 20 units available for under that price point, starting from S$830,000.

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