HDB Resale Market Report: August 2026
17,820 HDB resale transactions in the last 12 months. 4-room median hits $630k (+1.1% YoY), 5-room climbs to $740k. Million-dollar flats now 7.2% of all deals. Full town-by-town breakdown.
Data source: HDB resale transactions data, data.gov.sg (Sep 2025 – Aug 2026)
Singapore’s HDB resale market has stayed active through the first half of 2026, with 17,820 transactions recorded over the past 12 months. Price growth is modest but broad, 5-room flats are the strongest performer, while the million-dollar segment has quietly become a regular feature of the market.
Singapore-Wide Prices at a Glance
| Flat Type | Median Price (12m) | YoY Change |
|---|---|---|
| 3-Room | $443,300 | +0.8% |
| 4-Room | $630,000 | +1.1% |
| 5-Room | $740,000 | +2.1% |
5-room flats are leading growth at +2.1% year-on-year. 3-room and 4-room growth is more subdued, roughly in line with inflation. No flat type is showing meaningful price drops at the Singapore-wide level.
Million-Dollar Flats: Now Routine
1,282 transactions exceeded $1 million in the last 12 months, 7.2% of all resale deals. What was a headline event in 2020 is now a weekly occurrence. Most million-dollar flats are in Queenstown ($1.01m median 4-room), Toa Payoh ($989k), Bukit Merah ($934k), and Kallang/Whampoa ($917k), all mature, centrally located estates with schools, MRT, and strong remaining lease.
4-Room Town Rankings
Where you buy matters enormously. Jurong West offers 4-room flats at a median of $536k. Central Area asks $1.18m for the same flat type, a $640k premium.
Most affordable 4-room towns:
- Jurong West: $535,888
- Jurong East: $550,000
- Choa Chu Kang: $555,000
- Woodlands: $555,000
- Yishun: $555,888
Priciest 4-room towns:
- Central Area: $1,175,000
- Queenstown: $1,010,000
- Toa Payoh: $989,000
- Bukit Merah: $933,500
- Bukit Timah: $920,000
Biggest Movers (4-Room YoY)
Rising: Marine Parade (+5.1%), Bukit Timah (+5.5%), Ang Mo Kio (+4.4%), Queenstown (+4.3%), Bukit Batok (+4.1%)
Falling: Geylang (−15.5%), Central Area (−9.7%), Clementi (−5.9%), Sembawang (−3.2%)
Geylang’s sharp drop (−15.5% YoY, n=184) is notable. The estate has been subject to ongoing redevelopment and demographic change, buyers may be applying a heavier discount to remaining-lease uncertainty in units near the Geylang core. Central Area’s decline (−9.7%) likely reflects a smaller transaction pool and a high base from an unusually strong prior year.
What This Means If You’re Buying
A 4-room flat at the Singapore median of $630k requires roughly $2,290/month to service under an HDB concessionary loan (2.6%, 25-year tenure, 80% LTV on a $504k loan). The MSR limit of 30% means a household income of around $7,650/month clears that; add the down payment ($126k via CPF OA and/or cash) to complete the picture.
If you’re buying in the top five towns (Queenstown, Toa Payoh, Bukit Merah, Kallang/Whampoa, Bukit Timah), budget $900k–$1.2m for a 4-room and verify the remaining lease carefully, many of these flats are 30–40 years old.
Use the HDB Affordability Calculator to run your exact numbers, or check 4-room prices by town for a full side-by-side view.
Data covers HDB resale transactions from September 2025 to August 2026, sourced from data.gov.sg. Updated monthly. All prices are SGD. “Median” is the 50th percentile transaction price over the 12-month period.