HDB Resale Prices by Town in Singapore: The Full 4-Room League Table (2026)

For a 4-room flat — the most common type, and the fairest way to compare towns like for like — the median resale price runs from $1.17m in the priciest town (the Central Area) down to $534k in the most affordable (Jurong West), against a national median of $630k. Here is the full ranking, dearest first (latest completed half-year):

The split is stark: five towns now have a median 4-room above $900k, while the cheapest sit near $534k — a gap of more than $600,000 for the same-sized flat.

The dearest towns are all mature and central: the Central Area ($1.17m), Queenstown ($1.02m) and Toa Payoh ($1.00m) top $1m for a 4-room, with Bukit Merah and Kallang/Whampoa just behind. These are exactly the towns where million-dollar HDB flats cluster — a $1m median 4-room and a wave of million-dollar sales are two views of the same thing.

The most affordable towns are the non-mature west and north: Jurong West ($534k), Yishun and Woodlands (both $550k), Jurong East ($551k) and Choa Chu Kang ($556k). A 4-room here costs less than half what it does in the Central Area.

The gap is almost entirely about location and maturity — proximity to the city and MRT, established amenities, and how long the estate has been built up. The flat is the same size; the postcode is what you are paying for.

Below the national median of $630k, the value is in the non-mature west, north and east. Towns with a median 4-room under $600k:

• Jurong West — $534k
• Woodlands — $550k
• Yishun — $550k
• Jurong East — $551k
• Choa Chu Kang — $556k
• Bukit Panjang — $565k
• Bedok — $585k

Sembawang sits right at $600k, just on the line. These towns trade proximity to the city for space-for-money and, often, newer flats — a genuine value play if your work and life don't depend on a central location. Remember these are medians: within any town, a lower floor, a shorter remaining lease or an older block can bring the price down further. Check the exact range for a town in the HDB market overview.

Three things stack up. Location — central towns put you minutes from the city, multiple MRT lines and the biggest job clusters, and buyers pay a large premium for that access. Maturity — established estates come with grown-in amenities, schools, markets and transport that new towns take years to build. Scarcity of the right stock — there is only so much land in Queenstown or Toa Payoh, and demand for a well-located flat far outstrips the trickle of resale supply.

On top of that, several central estates have newer flats built on prime infill sites now reaching the resale market after their five-year minimum occupation period — modern flats in unbeatable locations, which command the highest prices of all.

Insight line: an HDB flat's price is mostly a location price. The building is broadly standardised across the island; what changes dramatically is where it sits.

The league table is a shortlisting map, not a valuation. Use it in three steps:

1. Match towns to your budget. The table shows the typical 4-room cheque by town; find the ones that fit and the ones that stretch you.
2. Adjust for your flat type. These are 4-room medians; a 5-room or executive runs higher, a 3-room lower. The ranking of towns holds broadly, but the level shifts with size.
3. Go block-level. Within a town, price swings with the storey, the remaining lease and the exact block. Pull the actual recent transactions for your town and flat type in the HDB market overview, and check the specific block before you commit.

A town median tells you where to look, not what to offer — for that, you need the flat's own recent comparables.

Where the figures come from. Each town's median 4-room resale price is computed over HDB resale caveats (hdb_price_index_mv) for the latest completed half-year (H1 2026); the national median is the same measure across all towns. We use 4-room flats specifically so towns compare like for like — a town's all-flats median would be distorted by its mix of flat sizes. Towns with fewer than 10 4-room resales in the half-year are omitted (grounding-or-silence), which is why 25 towns appear.

What we have not claimed: that these value any specific flat (they do not — a flat's storey, remaining lease and block move it well off the town median); that they are fixed (they are a dated half-year snapshot); or that the town ranking holds identically for every flat type (the level shifts with size). Prices are gross of any resale levy, commission or fees. Data as of 2026 — verify the latest on HDB and data.gov.sg. This is general information, not financial advice.