Median Resale Prices in 3rd Quarter 2025
Summary
Where Should You Buy Your HDB Flat? A Price Guide by Neighborhood
Singapore's HDB resale market tells a story of evolving neighborhoods and changing lifestyles. Whether you're a first-time buyer or upgrading, understanding the pricing landscape can help you make smarter decisions. Here's what the numbers reveal:
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4-Room and 5-Room flats form the bulk of active resale transactions, showing median values between $550 K and $800 K across most estates.
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3-Room units generally range $420 K – $650 K, reflecting strong affordability in mature and non-mature towns alike.
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Executive flats, where present, typically exceed $850 K, with some towns breaching the $900 K – $1 M mark.
| TOWN / ESTATE | 1-ROOM | 2-ROOM | 3-ROOM | 4-ROOM | 5-ROOM | EXECUTIVE |
|---|---|---|---|---|---|---|
| ANG MO KIO | - | * | $430,000 | $604,000 | $938,900 | * |
| BEDOK | - | * | $427,000 | $589,000 | $800,900 | * |
| BISHAN | - | - | * | $777,500 | * | * |
| BUKIT BATOK | - | * | $423,400 | $634,400 | $810,000 | $867,500 |
| BUKIT MERAH | * | * | $440,000 | $930,000 | * | - |
| BUKIT PANJANG | - | * | $460,000 | $570,000 | $731,000 | $920,000 |
| BUKIT TIMAH | - | - | * | * | * | * |
| CENTRAL AREA | - | * | * | $1,346,800 | * | - |
| CHOA CHU KANG | - | * | $480,000 | $558,000 | $661,500 | $820,000 |
| CLEMENTI | - | * | $423,000 | $946,900 | * | * |
| GEYLANG | - | * | $368,000 | $650,000 | $780,000 | * |
| HOUGANG | - | * | $460,000 | $628,900 | $760,000 | $997,000 |
| JURONG EAST | - | * | $419,000 | $550,000 | $720,000 | * |
| JURONG WEST | - | * | $420,000 | $548,500 | $645,000 | $810,000 |
| KALLANG / WHAMPOA | - | * | $442,700 | $900,000 | * | * |
| MARINE PARADE | - | * | $480,000 | * | * | - |
| PASIR RIS | - | * | * | $633,000 | $740,000 | $943,000 |
| PUNGGOL | - | $395,000 | $547,000 | $688,000 | $760,000 | * |
| QUEENSTOWN | - | * | $481,000 | $988,000 | * | - |
| SEMBAWANG | - | $380,000 | $517,500 | $610,000 | $685,500 | $750,000 |
| SENGKANG | - | $382,500 | $550,000 | $650,000 | $700,000 | $837,500 |
| SERANGOON | - | * | $470,000 | $668,400 | * | * |
| TAMPINES | - | * | $495,000 | $660,000 | $830,000 | $967,500 |
| TOA PAYOH | - | * | $398,000 | $986,000 | * | * |
| WOODLANDS | - | * | $468,900 | $568,000 | $677,500 | $924,000 |
| YISHUN | - | $371,000 | $446,000 | $573,000 | $720,500 | $915,000 |
The Premium Tier: When Location is Everything
If you're eyeing the Central Area, prepare for six-figure premiums. With 4-room flats hitting a median of $1.35 million, it's the only town consistently breaking the million-dollar barrier. You're not just buying a flat—you're buying proximity to work, culture, and convenience.
Just a step behind are Queenstown and Toa Payoh, both hovering near $990K for 4-room units. These mature estates blend heritage charm with modern amenities, justifying their near-million-dollar tags. Meanwhile, Bishan commands around $777K for 4-roomers, its limited supply keeping prices resilient. Clementi and Bukit Merah round out the premium club at over $930K, offering mature estate living without the Central Area price shock.
The takeaway? Premium locations demand premium prices, but they also promise established infrastructure and shorter commutes.
The Sweet Spot: Value Meets Convenience
For buyers seeking balance, the mid-range towns deliver. Hougang, Tampines, Serangoon, and Pasir Ris price 4- and 5-room flats between $620K–$830K—offering spacious living without breaking the bank. These neighborhoods boast mature amenities, good schools, and strong community vibes.
Bukit Batok and Jurong West hold steady at $630K–$810K, appealing to families who want accessibility to both nature and commercial hubs.
The takeaway? These towns offer the Goldilocks zone—not too expensive, not too far out, just right for growing families.
The Opportunity Zone: Where Your Dollar Stretches Further
First-time buyers, take note. Sengkang, Punggol, Yishun, and Woodlands represent the most accessible entry points:
- 3-room flats: $370K–$470K
- 4-room flats: $560K–$690K
- 5-room flats: $700K–$760K
These peripheral estates offer newer developments, larger unit sizes, and lower per-square-foot rates. They're particularly attractive for young couples and families willing to trade some commute time for more space and savings.
But here's the plot twist: Punggol is rapidly closing the gap with mature estates. Its 4-room median of $688K signals strong demand and potential for future appreciation as the estate matures.
So, Where Should You Buy?
Choose premium mature estates if: You prioritize location over space and can afford the entry price.
Choose mid-range towns if: You want established amenities without the million-dollar tag.
Choose emerging estates if: You're stretching your budget and betting on long-term growth.
The Singapore HDB market rewards those who understand that price isn't just about today—it's about where a neighborhood is headed tomorrow.