Disclaimer: Unless otherwise stated, any opinions expressed below belong solely to the author. Data sourced from the latest official release by HDB.
HDB resale prices are continuing their gradual decline, with the Resale Price Index dipping marginally by 0.1% for the third consecutive quarter, the first time since 2014.
However, this is just an overall average. To get a clearer picture of the market, it makes more sense to look at town-level data, which captures resale transactions completed over the past quarter.
There’s a huge difference in the prices of flats of comparable size, depending on where you are looking. If you can accept a longer public transit ride to the centre, you could save hundreds of thousands of dollars.
Disclaimer: Please note that in certain cases, the year-on-year changes are unusually large, suggesting that the data might be skewed by specific characteristics of the apartments sold at that time or a relatively low number of transactions at unusually high prices. Prices are shown only for towns where at least 20 flats have been sold over the past three months. The Central Region and Marine Parade have been excluded due to a lack of data.
| Town | 3-room | 4-room | 5-room | Executive |
|---|---|---|---|---|
| Ang Mo Kio | S$415,000 | S$620,000 | S$995,000 | x |
| Bedok | S$405,000 | S$608,500 | S$752,500 | S$1,039,400 |
| Bishan | x | S$750,000 | S$969,000 | x |
| Bukit Batok | S$409,000 | S$603,900 | S$803,500 | x |
| Bukit Merah | S$431,500 | S$934,000 | S$986,900 | x |
| Bukit Panjang | S$465,000 | S$575,000 | S$686,000 | S$824,000 |
| Choa Chu Kang | S$417,500 | S$550,000 | S$657,500 | S$855,000 |
| Clementi | S$440,000 | S$915,000 | x | x |
| Geylang | S$387,500 | S$767,500 | x | x |
| Hougang | S$450,000 | S$613,000 | S$809,000 | S$966,000 |
| Jurong East | S$396,800 | S$540,900 | S$718,000 | x |
| Jurong West | S$375,000 | S$538,000 | S$630,000 | S$744,000 |
| Kallang/Whampoa | S$425,500 | S$878,000 | S$955,000 | x |
| Pasir Ris | x | S$629,000 | S$735,000 | S$930,000 |
| Punggol | S$540,000 | S$680,000 | S$795,000 | x |
| Queenstown | S$491,500 | S$1,065,000 | x | x |
| Sembawang | S$508,500 | S$605,000 | S$634,000 | x |
| Sengkang | S$540,000 | S$635,000 | S$690,000 | S$826,500 |
| Serangoon | S$475,000 | S$663,900 | S$841,500 | S$1,130,000 |
| Tampines | S$495,000 | S$670,000 | S$794,400 | S$980,400 |
| Toa Payoh | S$363,500 | S$1,023,500 | x | x |
| Woodlands | S$387,500 | S$545,000 | S$650,000 | S$890,000 |
| Yishun | S$435,000 | S$550,000 | S$678,000 | S$915,000 |
West is the best?
Jurong West is the cheapest area in virtually all categories, and the median for 5-room apartments is barely over S$600,000 compared to the high of nearly a million in Ang Mo Kio. That’s quite a difference, especially if you consider the ongoing infrastructural investment in the area.
While not terribly well-connected today, it’s going to get 17 stations of the first two stages of the Jurong Region Line MRT by the end of 2028—that’s just two years from now—providing connections to the NSL at Choa Chu Kang and Jurong East. An additional seven stations are slated to be added further west and south just a year later.
The new line is going to make it far more convenient to commute both within and outside the town—something worth noting if you’re considering a purchase.
And if you are, you might also want to look at how the prices evolved over the past year, by size and location.
As the data below shows, median resale prices in most towns have fallen more noticeably than the HDB Resale Price Index suggests, with year-on-year declines of a few percentage points compared with 2025.
Year-on-year change (Q3 2026 vs. Q3 2025)
| Towns | 3-Room | 4-Room | 5-Room | Executive |
|---|---|---|---|---|
| Ang Mo Kio | -3.49% | +2.65% | +5.98% | x |
| Bedok | -5.15% | +3.31% | -6.04% | x |
| Bishan | x | -3.54% | x | x |
| Bukit Batok | -3.40% | -4.81% | -0.80% | x |
| Bukit Merah | -1.93% | +0.43% | x | x |
| Bukit Panjang | +1.09% | +0.88% | -6.16% | -10.43% |
| Choa Chu Kang | -13.02% | -1.43% | -0.60% | +4.27% |
| Clementi | +4.02% | -3.37% | x | x |
| Geylang | +5.30% | +18.08% | x | x |
| Hougang | -2.17% | -2.53% | +6.45% | -3.11% |
| Jurong East | -5.30% | -1.65% | -0.28% | x |
| Jurong West | -10.71% | -1.91% | -2.33% | -8.15% |
| Kallang/Whampoa | -3.89% | -2.44% | x | x |
| Pasir Ris | x | -0.63% | -0.68% | -1.38% |
| Punggol | -1.28% | -1.16% | +4.61% | x |
| Queenstown | +2.18% | +7.79% | x | x |
| Sembawang | -1.74% | -0.82% | -7.51% | x |
| Sengkang | -1.82% | -2.31% | -1.43% | -1.31% |
| Serangoon | +1.06% | -0.67% | x | x |
| Tampines | 0.00% | +1.52% | -4.29% | +1.33% |
| Toa Payoh | -8.67% | +3.80% | x | x |
| Woodlands | -17.36% | -4.05% | -4.06% | -3.68% |
| Yishun | -2.47% | -4.01% | -5.90% | 0.00% |
7,960 flats to be launched in November
According to the announcement, close to 8,000 new BTO apartments will be launched in Nov across the city-state: in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun.
These will add to nearly 12,000 offered in the first half of the year, with another 4,320 in the Sales of Balance Flats released in Feb.
In total, Singaporeans eligible for new homes will have received ca. 24,000 in total for 2026.
In line with its target of a total of 55,000 flats between 2025 and 2027, HDB should launch another 15,000+ next year, but it is quite likely that it will exceed the plan. This could help further relieve any pressure on public housing, following the relaxation of some rules by the government earlier this year.
It looks like we’re back to price stability across the entire market, but you may be lucky to find good deals, depending on the town.
- Read other articles we’ve written on Singapore’s current affairs here.
Featured Image Credit: Steven HWG/ Unsplash
