2-Room HDB Resale Prices Singapore (2026)
Median resale prices for 2-Room flats across all 26 Singapore towns. Last 12 months of data from data.gov.sg.
2-room Flexi flats are available under various schemes for singles, elderly, and young couples.
How Much Does Town Matter?
Across 554 2-Room resale transactions in the last 12 months, the national median sits at $375,000. But town matters a lot: Tampines runs 54% above Toa Payoh's median for the same flat type, $427,500 versus $278,000.
The three most expensive towns for 2-Room flats right now are Tampines, Pasir Ris, Clementi. The three most affordable are Toa Payoh, Bukit Merah, Geylang. If budget is the binding constraint rather than a specific neighbourhood, this is usually the bigger lever to pull before changing flat size.
Median Price by Town, Last 12 Months
Sorted by median price, highest first
| Town | Median | Average | Min | Max | Txns |
|---|---|---|---|---|---|
| Tampines | $428k | $436k | $405k | $468k | 6 |
| Pasir Ris | $422k | $414k | $350k | $440k | 9 |
| Clementi | $415k | $393k | $305k | $478k | 5 |
| Punggol | $398k | $399k | $340k | $520k | 88 |
| Sengkang | $391k | $389k | $345k | $430k | 47 |
| Hougang | $385k | $382k | $335k | $418k | 33 |
| Bukit Batok | $383k | $379k | $320k | $435k | 62 |
| Sembawang | $378k | $381k | $322k | $445k | 73 |
| Woodlands | $375k | $373k | $300k | $423k | 28 |
| Bukit Panjang | $373k | $371k | $325k | $413k | 12 |
| Yishun | $365k | $363k | $318k | $390k | 41 |
| Central Area | $360k | $357k | $320k | $395k | 5 |
| Jurong West | $360k | $365k | $300k | $428k | 18 |
| Choa Chu Kang | $359k | $376k | $340k | $430k | 8 |
| Jurong East | $351k | $351k | $320k | $370k | 12 |
| Ang Mo Kio | $335k | $335k | $290k | $380k | 11 |
| Kallang/whampoa | $330k | $331k | $305k | $360k | 6 |
| Bedok | $325k | $328k | $285k | $415k | 11 |
| Marine Parade | $318k | $318k | $318k | $318k | 1 |
| Queenstown | $308k | $416k | $275k | $695k | 15 |
| Geylang | $290k | $301k | $260k | $380k | 20 |
| Bukit Merah | $290k | $306k | $255k | $538k | 29 |
| Toa Payoh | $278k | $284k | $258k | $340k | 14 |
Source: data.gov.sg dataset d_8b84c4ee58e3cfc0ece0d773c8ca6abc
Who Buys 2-Room Flats, and What to Watch
Two very different people walk into the 2-room resale market: the single who just turned 35 and finally qualifies, and the senior right-sizing out of a family flat.
Supply here is structurally thin. Singles can only buy resale 2-room in certain configurations, and the 2-room Flexi short-lease BTOs never come back as resale, so the pool never grows. In practice that means fewer comparables when you negotiate, and real gaps in the cross-town table below, because older 2-room stock only exists in a handful of towns.
Frequently Asked Questions
What is the median price of a 2-Room HDB resale flat in Singapore in 2026?
Based on the last 12 months of data, the median 2-Room HDB resale price ranges from $278k in Toa Payoh to $428k in Tampines. The national median for 2-Room flats depends on which towns are active.
How big is a 2-Room HDB flat?
2-Room HDB flats are typically 45–50 sqm in floor area. Singles schemes and elderly-friendly units; growing in new estates like Punggol and Tengah. 2-room Flexi flats are available under various schemes for singles, elderly, and young couples.
Which town has the most affordable 2-Room HDB resale flats?
Based on the last 12 months of transactions, Toa Payoh has the lowest median 2-Room resale price at $278k. Non-mature estates generally have lower prices than mature estates closer to the city centre.
Can I afford a 2-Room HDB flat on a $5,000 salary?
Under the Mortgage Servicing Ratio (MSR) rule, your monthly HDB loan repayment is capped at 30% of gross income, for a $5,000 salary, that is $1,500/month. Using the HDB concessionary rate of 2.6% over 25 years, a $1,500 monthly payment supports a loan of approximately $320,000. If you need a larger loan, check if your combined household income with a co-applicant improves affordability. Use our HDB affordability calculator for precise figures.
What grants are available for 2-Room HDB resale flats?
First-time buyers of resale HDB flats (including 2-Room flats) may be eligible for the Enhanced CPF Housing Grant (EHG) of up to $80,000 (income-tested), the Proximity Housing Grant (PHG) of up to $30,000 for buying near parents, and in some cases the Step-Up Grant. Grant amounts depend on combined household income, citizenship status, and housing history. Check HDB's official website for the current eligibility criteria.
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