When looking for the perfect home, one of the first questions many ask is “Which neighbourhood do I want to live in?” Then, when comparing Singapore HDB resale flat prices, you’ll realise that not all neighbourhoods are made equal.
For example, if you compare an HDB resale flat near an MRT station and shopping mall in a mature estate, against one in a more ‘ulu’, non-mature estate like Woodlands, you’ll find the flats would be priced very differently.
In this article, we take a look at HDB resale flat prices 2022 (as published by HDB, Q2 2022), and rank the top five most expensive and most affordable estates for each unit type.
If you’re interested in new flats instead, we’ve ranked BTO prices by the estate in this article: HDB BTO Prices Sorted by Estate and Price of Rooms in Singapore (from 2019 to May 2022).
Related article: Non-mature vs Mature BTO Estates: We Ask 8 Singaporeans Which is Better
3-room HDB Resale Flat Prices
At 60 to 65 sq m (646 to 700 sq ft) large, 3-room flats make an ideal home for singles, couples and even some small families with young children. Let’s start by taking a look at some of the most affordable and expensive neighbourhoods to purchase a 3-room HDB flat in.
Related article: Just How Much Smaller Are New Condos and HDB Flats Getting?
HDB Resale Prices: Most Affordable HDB Estates for 3-room Flats
| HDB Estate | Median HDB Resale Flat Price (Q2 2022) |
| Toa Payoh | $320,000 |
| Woodlands | $337,000 |
| Jurong West, Geylang | $340,000 |
| Bedok, Bukit Batok | $345,000 |
HDB Resale Prices: Most Expensive HDB Estates for 3-room Flats
| HDB Estate | Median HDB Resale Flat Price (Q2 2022) |
| Punggol | $436,000 |
| Bishan | $432,500 |
| Sengkang | $425,000 |
| Marine Parade | $418,000 |
| Choa Chu Kang | $400,000 |
Note: Bukit Timah, Central Area, Pasir Ris, Sembawang, and Serangoon were excluded due to insufficient resale transaction data.
If you’re looking for an affordable yes accessible 3-room flat, Toa Payoh is your top choice. Other towns on the list include Woodlands, Jurong West, Geylang, Bedok, and Bukit Batok. While Toa Payoh and Geylang are both mature estates and city-fringe locations, flats there tend to be older with a shorter remaining lease, which explains the lower median prices despite their fantastic location close to the city centre.
The most expensive 3-room flats can be found in the Central area, Punggol, Bishan, Sengkang, Marine Parade, and Chua Chu Kang. For Punggol and Sengkang, the reason for the higher prices could be due to many of the 20,000+ HDB flats which fulfilled their Minimum Occupation Period (MOP) in 2021 being located in the two HDB towns. 31,000+ HDB flats will also fulfil their MOP in 2022 in these HDB estates, propping prices up.
Want to browse more freshly MOP-ed flats? Check out this list of 60 freshly MOP-ed resale flats in 2022/2023.
4-room HDB Resale Flat Prices
4-room HDB flats are one of the most popular unit types. They provide a good amount of space (90 sq m or 969 sq ft), suitable for couples who are set to become parents and small families. Let’s check out the prices below.
HDB Resale Prices: Most Affordable HDB Estates for 4-room Flats
| HDB Estate | Median HDB Resale Flat Price (Q2 2022) |
| Woodlands | $450,000 |
| Bedok | $465,000 |
| Jurong West | $469,000 |
| Yishun | $470,000 |
| Sembawang | $472,500 |
HDB Resale Prices: Most Expensive HDB Estates for 4-room Flats
| HDB Estate | Median HDB Resale Flat Price (Q2 2022) |
| Central area | $964,000 |
| Queenstown | $829,000 |
| Kallang/Whampoa | $780,000 |
| Bukit Merah | $751,000 |
| Clementi | $732,500 |
Note: Bukit Timah and Marine Parade were excluded due to a lack of resale transaction data.
Those looking for space but are on a budget, look for 4-room flats in the far North, East and West regions. Woodlands, Bedok, Jurong West, Yishun, and Sembawang had the lowest median prices in Q2 2022. Of these, Bedok is a well-developed mature estate. Woodlands and Yishun have more malls and amenities in the area than Sembawang, an up-and-coming neighbourhood too.
Unsurprisingly, 4-room flats in the Central area, Queenstown, Kallang/Whampoa, Clementi, and Bukit Merah were the most costly. Obviously, these flats are suited for those who really value connectivity and want to be near the city.
Related article: HDB Estates With Flats Trending Towards 1 Million Dollars: Where Will The Next Estate Be?
5-room HDB Resale Flat Prices
Ah… 5-room flats, considered one of the more ‘luxurious’ HDB units. These flats are great for larger families, with modern 5-room flats offering about 110 sqm or 1,184 sq ft of space; this is comparable to the size of some 4-bedroom condo units. Older flats are sometimes even bigger.
The buying preference for larger flats endures. HDB resale flat prices continue to be on the uptick, fuelled by buyers who seek out the dwindling number of bigger homes available on the resale market.
Related article: Battle of the Big Flats: Maisonette, Jumbo Flat, Executive Flat, 3Gen Flat, 5-Room Flat
HDB Resale Prices: Most Affordable HDB Estates for 5-room Flats
| HDB Estate | Median HDB Resale Flat Price (Q2 2022) |
| Woodlands, Sembawang | $545,000 |
| Jurong West | $550,000 |
| Choa Chu Kang | $571,000 |
| Sengkang, Punggol | $580,000 |
HDB Resale Prices: Most Expensive HDB Estates for 5-room Flats
| HDB Estate | Median HDB Resale Flat Price (Q2 2022) |
| Clementi | $900,000 |
| Queenstown | $875,000 |
| Bukit Merah | $866,000 |
| Bishan | $851,000 |
| Kallang/Whampoa | $836,500 |
Note: Bukit Timah, Geylang, Serangoon, Marine Parade, and the Central area were excluded due to a lack of resale transaction data.
5-room flats in Clementi are known to cross the million-dollar mark, so it is no surprise the median price of these units is the highest amongst all HDB estates (almost touching a million, no less!).
Queenstown is the next most expensive, followed by Bukit Merah, Bishan, and Clementi. All of which are very desirable city-fringe locations.
Related article: Million-Dollar HDB Resale Flats in 2021: What’s So Special About Them?
For the most affordable 5-room flats, check out Sembawang, Woodlands, Jurong West, Choa Chu Kang, Sengkang, and Punggol. Again, these are a little further from the city centre, but hey, with hybrid work arrangements becoming the new norm, it may not matter as much.
HDB Executive Resale Flat Prices
The biggest among flats currently available from HDB, executive flats come with plenty of space (130 sq m or 1,399 sq ft). They typically come with additional space for a study room (and maybe even a home gym), while some also feature balconies.
Related article: 14 HDB Flats with Balcony Space in Singapore and Tips on How to Decorate
HDB Resale Prices: Most Affordable HDB Estates for Executive Flats
| HDB Estate | Median HDB Resale Flat Price (Q2 2022) |
| Jurong West | $665,000 |
| Sengkang | $674,000 |
| Choa Chu Kang | $700,000 |
HDB Resale Prices: Most Expensive HDB Estates for Executive Flats
| HDB Estate | Median HDB Resale Flat Price (Q2 2022) |
| Bedok | $848,900 |
| Tampines | $808,900 |
| Hougang | $803,000 |
Note: Ang Mo Kio, Bedok, Bishan, Bukit Panjang, Clementi, Geylang, Jurong East, Kallang/Whampoa, Punggol, Sembawang, Serangoon, and Toa Payoh were excluded due to insufficient resale transaction data. There are no executive resale flats in the Central area, Bukit Merah, Bukit Timah, Queenstown, and Marine Parade.
Executive flats are the largest modern HDB flat size, and you can score a resale unit in Jurong West, Sengkang and Choa Chu Kang for $700,000 or less That’s quite a steal! Although that is indeed expensive for public housing, it is still cheaper than the most expensive 4-room flats.
HDB Resale Prices: Most Expensive and Affordable Estates Across All Housing Types
Now that we’ve examined the prices of specific unit types across different neighbourhoods, let’s take a look at the general affordability of homes in various neighbourhoods.
| Price Range | HDB Estates |
| Expensive | Central area, Queenstown, Bukit Merah, Kallang/ Whampoa, Clementi |
| Affordable | Woodlands, Jurong West, Sembawang, Choa Chu Kang, |
As seen above, the most expensive neighbourhoods are mature estates with prime locations, near the city or on the fringe. The Central area is generally the most expensive because it’s the closest to the Central Business District (CBD). The flats there are typically older, but they still command a large premium.
Related article: Comparing HDB Flats in the Same Estate: How Old Should You Go? (BTO vs HDB Resale Price 2022)
The other popular estates are slightly further away but still well-connected to the city. Many HDB flats at Dawson Road, Queenstown, recently fulfilled their MOP in 2020 and 2021 as well, which explains the surge in popularity for flats in the area.
If you’re looking for properties that are easier on the wallet, look in developing estates at the further ends of the island. In the north, Woodlands and Sembawang seem the cheapest. Woodlands is quite well-equipped with multiple transport nodes (MRT and LRT stations, etc) and Causeway Point mall, while Sembawang is currently undergoing a rejuvenation.
In the West, there’s Jurong West. Jurong is quite an exciting estate to live in as well, considering the Jurong Lake District transformation, which will include a large mixed-use business district, the Jurong Region Line and Cross Island Line, and more.
Buying and Financing an HDB Resale Flat in Singapore
Not sure of how to budget for your upcoming HDB flat purchase? There are several things to consider when taking up a home loan to finance an HDB flat.
First, you’ll need to check how much savings you have, whether in cash and/or CPF. This is mainly for the upfront payments, which include the downpayment and various fees involved.
You can reference this article for a breakdown of the HDB resale grant and payments: A Step-by-Step Guide on How to Pay for a Resale HDB Flat
There’s also your income, the Total Debt Servicing Ratio (TDSR) and Mortgage Servicing Ratio (MSR), and potentially Cash Over Valuation (COV) fees, to account for. This may affect your loan size and your monthly mortgage repayments.
The easiest way to work out a feasible budget is by using our Mortgage Affordability Calculator, or better yet, speak to PropertyGuru Finance’s Mortgage Experts for personalised advice and home loan recommendations!
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