With HDB flats hitting the million-dollar mark becoming an increasingly common occurrence, some may wonder if HDB remains an affordable option.
The good news is that the most expensive flats in the million-dollar club are 5-room or larger flats, located chiefly in popular projects such as The Pinnacle @ Duxton, Natura Loft and SkyTerrace @ Dawson.
In this article, we’ll look at more affordable 4-room HDB flats that won’t break the bank, coming in at just under half a million dollars.
HDB flats: Price appreciation
Prices of HDB resale flats have been rising steadily in an unbroken 24-month streak, with more flats being sold in non-mature estates.
Over the last five years, the price of HDBs across all flat types appreciated by 23.05%. 4-room flats pegged closely to the price trend, with a 25.47% increase.
Flats in non-mature estates tend to be cheaper than their mature counterparts, as they have fewer amenities and lesser connectivity.
Interestingly, the price appreciation of non-mature estates (encompassing all flat types) has experienced almost double the increase compared to mature estates.
As of July 2022, the average price psf of non-mature estates stands at S$484, while mature estates are at S$574.
4-room HDB flats: Price appreciation
4-room HDB flats mirror the general price trend of all flat types: the average price psf in mature estates increased by 17.66% over five years, while flats in non-mature estates climbed by 30.28%.
| Estate type | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 |
| Mature | S$518 | S$516 | S$506 | S$515 | S$572 | S$609 |
| Non-mature | S$373 | S$370 | S$378 | S$400 | S$452 | S$486 |
The average price of 4-room flats in mature estates currently stands at S$617,174, compared to the S$494,705 of a flat in a non-mature estate. That’s a huge price difference of 24.7%!
So if you’re running on a slightly tighter budget and aren’t fussy with a slightly smaller place (compared to a 5-room flat), 4-rooms HDB units are right up your alley.
Here are some generously-sized 4-room HDB flats for you to choose from in both mature and non-mature estates.
Read this: Mature vs Non-mature HDB estates
Mature estates
1. 273 Tampines Street 22
- District 18 (Pasir Ris/ Tampines)
- Built year: 1984
- S$499,000
- 1,108 sqft (S$450.36 psf)
If you’re looking for a 4-room that’s in move-in condition, look no further than this gorgeous HDB unit in the mature estate of Tampines.
There’s minimal in-built carpentry, so if you’re looking to renovate the flat to your individual preference, there won’t be a lot of hacking costs to drain your wallet.
A huge selling point for this flat would be the 13-minute walking distance to Tampines MRT, where you can access three major malls: Tampines Mall, Tampines 1 and Tampines Plaza.
2. 627 Pasir Ris Drive 3
- District 18 (Pasir Ris/ Tampines)
- Built year: 1995
- S$490,000
- 1,119 sqft (S$437.89 psf)
You know how sometimes HDB units have weird slanting walls that make it impossible to fit regular furniture in them? Well, this unit doesn’t have any of that! All rooms in the house are regular-shaped and feature large rooms, providing you with a blank canvas to bring your interior design dreams to life.
There are schools within walking distance, including Siglap Secondary School (185m), Park View Primary School (273m) and Elias Park Primary School (787m), making this unit an ideal one for young families.
Pasir Ris beach is also just a 10-minute stroll away, perfect for weekend family picnics on the sand.
3. 142 Pasir Ris Street 11
- District 18 (Pasir Ris/ Tampines)
- Built year: 1994
- S$499,000
- 1,163 sqft (S$429.06 psf)
This unit is located on a (reasonably) high floor of Level 8, with no afternoon sun so that you won’t get torched by the midday heatwave.
There’s some in-built carpentry (especially the raised platform in the living room), so you might incur some hacking costs if you want to do away with the fixings.
For those who love cooking, the kitchen is incredibly spacious, with plenty of counter space for food preparation.
Pasir Ris East MRT on the upcoming Cross Island Line (CRL) is just a 7-minute walk away.
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Non-mature estates
1. 207 Petir Road
- District 23 (Bukit Batok/Bukit Panjang/Choa Chu Kang)
- Built year: 1988
- S$445,000
- 1,119 sqft (S$397.68 psf)
Corner unit lovers, this flat has your name on it. Tucked in the quiet neighbourhood of Choa Chu Kang, this 4-room unit is just a 7-min walk from Pending LRT station.
There are two supermarkets within walking distance – FairPrice and Giant – which makes grocery shopping a breeze.
Bukit Panjang Plaza and Hillion Mall are a quick 12-minute bus ride away, should you desire a larger mall to get your shopping done at.
The flat is undergoing HDB’s Home Improvement Programme (HIP), which means the toilets will be upgraded and brand new.
2. 394 Yishun Avenue 6
- District 27 (Sembawang/Yishun)
- Built year: 1989
- S$450,000
- 1,119 sqft (S$402.14 psf)
Located on a high floor, this rare find is also a corner unit with a spacious layout and zero in-built carpentry in the living room.
There are green spaces aplenty, with the sprawling Yishun Park being just a 10-minute walk away. The park has lush forest canopies to provide ample shade during your daily exercise.
For daily amenities and groceries, there’s a Giant Supermarket that you can walk to in 7 minutes and a FairPrice at Block 414, just under a kilometre away.
3. 506 Jelapang Road
- District 23 (Bukit Batok/Bukit Panjang/Choa Chu Kang)
- Built year: 1998
- S$500,000
- 1,087 sqft (S$459.98 psf)
Saving the absolute best for last, we bring you this stunningly renovated unit along Jelapang Road in Bukit Panjang. I mean, just look at it – it looks like it was pulled straight from a boutique hotel.
It sits in close proximity to a ton of schools – Greenridge Primary School (131m), West Spring Primary School (310m), Zhenghua Secondary School (323m), West Spring Secondary School (474m) and Zhenghua Primary School (884m), making it a family-friendly choice for parents.
There are also many supermarkets around the area, with the closest ones being Sheng Siong and Giant – a mere 3-minute walk away.
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4-room HDB flats: Which will you pick?
While mature and non-mature estates have their pros and cons, you’ll definitely notice that the flats in non-mature estates are not only cheaper, but also have a longer lease decay. When choosing a resale HDB flat, decide on what’s important to you so you can narrow down your choices easily.
Which 4-room HDB flat is your favorite? Let us know in the comments section below.
If you found this article helpful, check out Should you buy or rent in Singapore? and How renting can be a step for millennials to take before owning a home.
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