From October 2025 to September 2026, the median HDB resale price was S$630,000 for a 4-room flat, S$440,000 for a 3-room and S$740,000 for a 5-room. Each is within 2% of the median for the 12 months before. There were 24,658 resales, 6% fewer than the year before. HDB's official Resale Price Index tells a similar story: it has edged down for three quarters in a row, to a flash estimate of 202.4 in Q3 2026. Town medians differ widely, but much of that gap comes from the age and size of the flats that happened to sell, not only from location.
Figures as at 10 October 2026. Check the official source before acting.
What was measured
- Data: HDB resale flat prices on data.gov.sg, by registration month, as of 10 October 2026.
- Latest 12 months: October 2025 to September 2026.
- Previous 12 months: October 2024 to September 2025.
- Figures: for each group, the median price, the 25th percentile (p25) and 75th percentile (p75), and N, the number of resales.
Registration month is not contract month. A resale is registered when HDB records it, a little after the buyer and seller agree. The latest month can still pick up late registrations, so September 2026 may grow slightly.
Prices by flat type
| Flat type | N | p25 | Median | p75 | Median, previous 12 months (N) | Change |
|---|---|---|---|---|---|---|
| 2-room | 753 | S$350,000 | S$372,000 | S$398,000 | S$365,000 (828) | +1.9% |
| 3-room | 5,761 | S$395,000 | S$440,000 | S$515,888 | S$440,000 (6,404) | 0.0% |
| 4-room | 10,811 | S$555,000 | S$630,000 | S$740,000 | S$625,000 (11,364) | +0.8% |
| 5-room | 5,787 | S$660,000 | S$740,000 | S$860,000 | S$730,000 (6,036) | +1.4% |
| Executive | 1,531 | S$838,000 | S$915,000 | S$1,000,000 | S$890,000 (1,598) | +2.8% |
1-room (9 sales) and multi-generation flats (6 sales) are left out because the samples are too small.
4-room flats by town
Towns are sorted by median price. "Previous" is October 2024 to September 2025.
| Town | N | p25 | Median | p75 | Previous median (N) | Change |
|---|---|---|---|---|---|---|
| Queenstown | 299 | S$930,000 | S$1,028,000 | S$1,129,000 | S$985,000 (245) | +4.4% |
| Toa Payoh | 401 | S$820,000 | S$1,000,000 | S$1,100,000 | S$980,000 (401) | +2.0% |
| Bukit Timah | 16 | S$920,000 | S$938,000 | S$961,416 | S$871,888 (19) | +7.6% |
| Bukit Merah | 387 | S$770,000 | S$935,000 | S$1,028,000 | S$925,000 (399) | +1.1% |
| Kallang/Whampoa | 297 | S$720,000 | S$905,000 | S$1,060,000 | S$880,000 (332) | +2.8% |
| Central Area | 75 | S$780,000 | S$870,000 | S$1,350,000 | S$1,301,000 (74) | −33.1% |
| Clementi | 196 | S$597,250 | S$821,500 | S$993,500 | S$857,500 (208) | −4.2% |
| Bishan | 191 | S$710,000 | S$788,000 | S$850,000 | S$780,000 (199) | +1.0% |
| Geylang | 228 | S$599,750 | S$740,000 | S$950,000 | S$802,044 (246) | −7.7% |
| Punggol | 848 | S$638,000 | S$680,000 | S$730,000 | S$672,000 (827) | +1.2% |
| Tampines | 902 | S$620,000 | S$665,000 | S$760,000 | S$668,000 (914) | −0.4% |
| Serangoon | 177 | S$610,000 | S$660,000 | S$728,000 | S$658,000 (181) | +0.3% |
| Marine Parade | 37 | S$600,000 | S$645,000 | S$678,000 | S$647,500 (36) | −0.4% |
| Sengkang | 844 | S$591,875 | S$640,000 | S$690,000 | S$650,000 (1,030) | −1.5% |
| Pasir Ris | 311 | S$610,000 | S$635,000 | S$683,000 | S$628,000 (252) | +1.1% |
| Bukit Batok | 586 | S$540,000 | S$630,000 | S$685,666 | S$620,000 (606) | +1.6% |
| Hougang | 579 | S$568,888 | S$618,888 | S$677,500 | S$628,000 (595) | −1.5% |
| Ang Mo Kio | 280 | S$548,750 | S$615,000 | S$940,000 | S$592,944 (298) | +3.7% |
| Sembawang | 386 | S$548,200 | S$600,000 | S$667,250 | S$627,444 (596) | −4.4% |
| Bedok | 511 | S$529,500 | S$593,000 | S$815,944 | S$585,000 (454) | +1.4% |
| Bukit Panjang | 375 | S$525,000 | S$570,000 | S$626,444 | S$570,000 (395) | 0.0% |
| Choa Chu Kang | 497 | S$525,000 | S$555,000 | S$590,000 | S$553,000 (519) | +0.4% |
| Yishun | 780 | S$509,722 | S$550,000 | S$600,000 | S$565,800 (861) | −2.8% |
| Woodlands | 875 | S$520,000 | S$550,000 | S$590,000 | S$558,944 (858) | −1.6% |
| Jurong East | 143 | S$516,559 | S$548,000 | S$609,444 | S$542,888 (149) | +0.9% |
| Jurong West | 590 | S$502,250 | S$535,000 | S$580,000 | S$538,944 (670) | −0.7% |
Bukit Timah (16 sales), Marine Parade (37) and Central Area (75) have small samples. One or two sales can move their medians a lot.
Why a town median mixes age, lease and size
A town median is the middle price of whatever flats sold in that town. If newer or bigger flats make up a larger share of sales one year, the median rises even when no flat is worth more. Two examples from the data:
Central Area, 4-room. The median fell 33%, from S$1,301,000 to S$870,000. Prices did not fall by a third. Flats with leases starting in 2000 or later sold at a median of about S$1,350,000 in both periods. Older flats sold at about S$785,000–800,000 in both periods. What changed was the mix: newer flats were 51 of 74 sales the year before, but only 40 of 75 this year.
Toa Payoh, 4-room. The town's S$1,000,000 median sits well above Bishan's S$788,000. One reason is that a large share of Toa Payoh's sales were recently completed flats. The median sale had a lease that began in 2018. Flats with leases from 2015 or later sold at a median of S$1,090,000 (211 sales). Older ones sold at S$801,500 (190 sales).
Size matters too. A 4-room flat can range from about 85 sqm in older estates to over 100 sqm, and the median 4-room sale differs by town. It was 103 sqm in Bishan and 105 sqm in Pasir Ris, against 90 sqm in Queenstown.
Reading a town median well:
- Look at p25 and p75 as well as the median. A wide range, like Ang Mo Kio's S$548,750 to S$940,000, signals a mix of very different flats.
- Compare flats of similar lease start year and size, not just the same town and type.
- Treat a change in a town median as a hint to look closer, not as a price change.
HDB's Resale Price Index (official)
HDB's Resale Price Index (RPI) adjusts for the mix of flats sold, so it is the better guide to the overall direction of prices. The base is 100 in Q1 2009.
| Quarter | RPI |
|---|---|
| Q3 2025 | 203.7 |
| Q4 2025 | 203.6 |
| Q1 2026 | 203.4 |
| Q2 2026 | 202.8 |
| Q3 2026 (flash estimate) | 202.4 |
The Q3 2026 figure is HDB's flash estimate of 1 October 2026, down 0.2% on the quarter. HDB counts this as the third quarterly fall in a row: the dip from Q3 to Q4 2025 rounds to 0.0%. It will be revised when the final figure is published. The earlier quarters are from HDB's RPI series on data.gov.sg.
What the numbers do and do not say
- Over these two 12-month periods, median prices by flat type barely moved, while the number of resales fell by 6%.
- A town's median reflects which flats sold there, so a rise or fall can come from the mix alone.
- None of this is a forecast. To see what a sale of your own flat could leave you after your loan and the CPF refund, use the HDB cash-out calculator.
Frequently asked questions
Why do the medians here differ from figures in the news?
Periods differ (quarter, year, or contract vs registration month), some reports use averages, and some use HDB's index. Check the period, the measure and N.
Which is better, the RPI or medians?
They answer different questions. The RPI shows the direction of overall prices after adjusting for the mix of flats sold. Medians show what flats of a type in a town actually sold for. Use the RPI for trend, and medians, filtered by age and size, for a specific flat.
Is a flat above the p75 overpriced?
Not necessarily. A newer, bigger or higher-floor flat can sit well above the town median and still be in line with similar flats.
How current is this?
It covers resales registered up to September 2026, from data.gov.sg as of 10 October 2026. The RPI's Q3 2026 figure is a flash estimate.
Sources
- data.gov.sg: HDB resale flat prices from January 2017: every median, percentile and count in this guide (PropAce analysis; data as of 10 October 2026, registration months October 2024 to September 2026).
- data.gov.sg: HDB Resale Price Index (1Q2009 = 100): RPI Q3 2025 to Q2 2026.
- HDB: flash estimate of Q3 2026 RPI: Q3 2026 flash figure of 202.4, down 0.2%.