5-Room HDB Resale Prices Singapore (2026)
Median resale prices for 5-Room flats across all 26 Singapore towns. Last 12 months of data from data.gov.sg.
5-room flats in mature estates like Bishan and Queenstown regularly transact above $900k.
How Much Does Town Matter?
Across 4,122 5-Room resale transactions in the last 12 months, the national median sits at $740,000. But town matters a lot: Central Area runs 128% above Jurong West's median for the same flat type, $1,460,000 versus $640,000.
The three most expensive towns for 5-Room flats right now are Central Area, Queenstown, Clementi. The three most affordable are Jurong West, Sembawang, Woodlands. 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 |
|---|---|---|---|---|---|
| Central Area | $1460k | $1236k | $788k | $1630k | 17 |
| Queenstown | $1205k | $1214k | $830k | $1700k | 56 |
| Clementi | $1150k | $1108k | $600k | $1580k | 61 |
| Bukit Timah | $1108k | $1094k | $925k | $1240k | 14 |
| Bukit Merah | $1088k | $1082k | $688k | $1728k | 128 |
| Toa Payoh | $1055k | $1064k | $510k | $1550k | 106 |
| Bishan | $990k | $1035k | $840k | $1632k | 72 |
| Marine Parade | $990k | $988k | $780k | $1239k | 22 |
| Kallang/whampoa | $980k | $1031k | $630k | $1550k | 83 |
| Ang Mo Kio | $968k | $984k | $600k | $1435k | 108 |
| Geylang | $910k | $944k | $635k | $1375k | 67 |
| Serangoon | $819k | $849k | $660k | $1050k | 38 |
| Bukit Batok | $819k | $815k | $568k | $1059k | 205 |
| Tampines | $815k | $831k | $518k | $1068k | 379 |
| Bedok | $789k | $804k | $550k | $1400k | 134 |
| Hougang | $775k | $785k | $585k | $1080k | 167 |
| Punggol | $775k | $776k | $560k | $1470k | 311 |
| Pasir Ris | $730k | $741k | $645k | $982k | 166 |
| Sengkang | $710k | $736k | $560k | $1129k | 422 |
| Yishun | $708k | $704k | $511k | $920k | 169 |
| Jurong East | $707k | $700k | $460k | $890k | 84 |
| Bukit Panjang | $704k | $724k | $538k | $1050k | 146 |
| Choa Chu Kang | $675k | $665k | $495k | $815k | 254 |
| Woodlands | $660k | $664k | $434k | $848k | 388 |
| Sembawang | $650k | $676k | $545k | $885k | 187 |
| Jurong West | $640k | $648k | $520k | $959k | 338 |
Source: data.gov.sg dataset d_8b84c4ee58e3cfc0ece0d773c8ca6abc
Who Buys 5-Room Flats, and What to Watch
The 5-room buyer is usually an established family trading space against location. Increasingly, it is also three generations under one roof.
HDB builds fewer 5-rooms as a share of new launches each decade, so the resale pool skews old and patchy. Some towns barely built any, and the table below shows it. Here is the quiet opportunity though: the premium over a 4-room in the same town is often smaller than people expect. When that gap runs under ten percent or so, the extra room is one of the cheapest space upgrades in the entire market. Check the tracker before assuming you cannot afford it.
Frequently Asked Questions
What is the median price of a 5-Room HDB resale flat in Singapore in 2026?
Based on the last 12 months of data, the median 5-Room HDB resale price ranges from $640k in Jurong West to $1460k in Central Area. The national median for 5-Room flats depends on which towns are active.
How big is a 5-Room HDB flat?
5-Room HDB flats are typically 110–130 sqm in floor area. Spacious option for larger families; typically in mature estates and newer towns. 5-room flats in mature estates like Bishan and Queenstown regularly transact above $900k.
Which town has the most affordable 5-Room HDB resale flats?
Based on the last 12 months of transactions, Jurong West has the lowest median 5-Room resale price at $640k. Non-mature estates generally have lower prices than mature estates closer to the city centre.
Can I afford a 5-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 5-Room HDB resale flats?
First-time buyers of resale HDB flats (including 5-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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