For a **3-room Model A unit (74 sqm / 797 sq ft)** on a **high floor (10th to 12th storey)** at **Blk 523 Hougang Avenue 6**, the estimated market valuation is between **S$480,000 and S$510,000**.
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### 1. Past Block Transactions (3-Room, 74 sqm / 797 sq ft)
* **10th to 12th Storey (High Floor):** Transacted at **S$488,000** (~S$612 psf).
* **4th to 6th Storey (Mid Floor):** Transacted at **S$445,000** (~S$559 psf).
* **1st to 3rd Storey (Low Floor):** Transacted at **S$445,000** (~S$559 psf).
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### 2. Immediate Surrounding Cluster Comparables
In neighboring blocks along Hougang Ave 6 (same 1986–1988 construction vintage with ~59–60 years remaining lease):
* **Blk 520 Hougang Ave 6 (3-Room Model A):** **S$488,000**
* **Blk 528 Hougang Ave 6 (3-Room Model A):** **S$470,000 – S$510,000**
* **Blk 530 Hougang Ave 6 (3-Room Model A):** **S$450,000**
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### 3. Key Factors Affecting the Final HDB Valuation
Under HDB’s system, official valuation is determined by an HDB-assigned valuer **only after the Option to Purchase (OTP) has been granted and submitted online**:
1. **Renovation & Internal Upkeep:** A renovated, move-in-ready unit with modern flooring, updated bathrooms, and built-in carpentry can benchmark closer to the **S$500,000 – S$515,000** ceiling. An original-condition unit requiring full hacking will evaluate closer to the baseline around **S$475,000 – S$485,000**.
2. **Floor Level & Orientation:** Being on the 10th–12th floor (the highest floor tier in this block) gives it maximum natural light and cross-ventilation without unblocked afternoon west sun exposure.
3. **Leasehold Profile:** Completed in 1986 (~59 years lease remaining). If buyers are younger, CPF withdrawal limits and loan-to-value (LTV) limits are subject to the youngest buyer's age plus remaining lease covering up to age 95.
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Gan Eng Joo Onassis 颜荣裕, REALTOR®
MSc BIT (Middlesex, England, United Kingdom); BBA (South Australia)
CEA Reg No: R021244C | Singapore Line:
(+65) 88899918
Email: onassis@sgagent.com
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