HDB resale prices by town: 4-room flats registered at a median $628,000

A resale four-room HDB flat registered between July and September 2026 changed hands at a median $628,000, about $609 psf, across 3,269 deals 1. By town the median ran from $538,000 in Jurong West to $1,065,000 in Queenstown, almost double 1. The table below gives every town and flat type, with deal counts.

This is a reference guide, built from HDB's own record of registered resale prices on data.gov.sg. It gives no forecast. It answers one question: what are flats actually selling for right now, town by town, and how should a household read those numbers?

What did each flat type cost in the latest three months?

HDB's resale dataset records 7,413 resales registered in July, August and September 2026: 2,648 in July, 2,519 in August and 2,246 in September 1. October's figures are still coming in, so they are left out 1.

Source: HDB resale flat prices, data.gov.sg 1; Sightlines analysis. psf is price divided by floor area in square metres times 10.7639. The town table below covers three-room to executive flats. Two-room flats (208 resales) are left out of it to keep it readable, and one-room (1) and multi-generation (4) flats because they trade in very small numbers.

Against the same three months of 2025, the median four-room price was down about 0.3%, the three-room median down about 3.3%, the five-room median up about 0.1% and the executive median up about 2.1% 1. Those are changes in medians, which move with the mix of flats sold, so they are not a measure of price change on their own.

HDB's own Resale Price Index, which adjusts for that mix, gives the cleaner read. Its flash estimate for the third quarter of 2026 is 202.4, down 0.2% on the second quarter, after falls of 0.1% in the first quarter and 0.3% in the second 2. Against 203.7 in the third quarter of 2025, the index is about 0.6% lower 2. HDB notes that the third-quarter figure is a flash estimate 2.

Private homes went the other way over the same quarter. URA's flash estimate put the private residential price index up 1.4% in the third quarter of 2026 3. For a household thinking about moving from a flat to a condo, the two indices moved apart this quarter 23.

What does a flat cost in each town?

The full table follows. Each cell shows the number of resales registered from July to September 2026 and their median price 1. A cell with fewer than five deals shows no median, because a median of one to four sales says little and can come close to describing one flat.

Source: HDB resale flat prices, data.gov.sg, registered July to September 2026 1; Sightlines analysis.

A few patterns stand out. Tampines had the most four-room resales, 294, followed by Punggol with 267 and Sengkang with 259 1. In 23 of the 25 towns with enough four-room deals, the median four-room price was below $1m; the exceptions were Queenstown, at $1,065,000, and Toa Payoh, at $1,023,500 1. Bukit Timah had too few three-room and four-room resales to give a median 1.

Why do some towns price four-room flats above five-room flats?

In Toa Payoh, the median four-room flat, at $1,023,500, sold for more than the median five-room flat, at $990,000 1. In Bukit Merah and Kallang/Whampoa, the four-room median was within $75,000 of the five-room median 1. Lease age is consistent with that.

Source: HDB resale flat prices, data.gov.sg 1; Sightlines analysis. The seven towns with the highest and the seven with the lowest four-room medians; a median lease start ending in .5 falls between two years.

The four-room flats resold in Queenstown and Toa Payoh were mostly young: the median lease began in 2016 in Queenstown and in 2020 in Toa Payoh, and most had leases from 2010 or later 1. The five-room flats resold in the same towns were older: their median lease began in 1995.5 in Toa Payoh, where 18 of 54 had leases from 2010, and in 2003 in Queenstown, where 10 of 28 did 1. So the town medians compare mostly young four-room flats with mostly older, larger five-room flats. The records do not separate lease from floor level, model or block, but the pattern is consistent with buyers paying more for the younger lease.

The rule that follows applies to any town: a town median is a blend of lease ages. Before using one to judge a flat, check whether the flats behind it are the same age as the one being considered. In Toa Payoh, the four-room median was $1,023,500 against a five-room median of $990,000 1.

How wide is the spread inside a town?

Medians hide the range. Across Singapore, the middle half of four-room resales registered from July to September 2026 sold for between $550,000 and $738,000 1. A quarter of four-room deals sold below $550,000 and a quarter above $738,000 1.

Million-dollar resales remain a small share of the market. Of the 7,413 resales registered in the quarter, 596 were at $1m or more, about 8% 1. Four-room flats made up 241 of them, five-room flats 202 and executive flats 146, and Toa Payoh with 93 and Queenstown with 86 accounted for the most 1. A household should not read headlines about million-dollar flats as the typical price.

The price per square foot ranges almost as widely as the quantum. The four-room median psf ran from $505 in Choa Chu Kang to $1,099 in Queenstown, more than double 1. A household comparing towns should look at both: psf allows a fair comparison between flats of different sizes, and the quantum shows what the household would actually pay.

How should a household use this table?

A worked example shows the method. Take a couple with a budget of about $640,000 for a four-room resale flat, just above the island-wide four-room median of $628,000 1.

1. Start with the town table. At the median, the budget covers a four-room flat in 14 of the 25 towns with enough deals to show a median, but not in Bishan, Bukit Merah, Central Area, Clementi, Geylang, Kallang/Whampoa, Punggol, Queenstown, Serangoon, Tampines or Toa Payoh 1.
2. Then check the lease. In a town such as Sengkang, where 61% of the four-room flats resold had leases from 2010 or later, the median four-room price was $635,000, close to the budget 1. In Woodlands, where only 17% did, the median was $545,000 1. The cheaper median is consistent with older flats making up more of the deals there.
3. Then check the spread. The middle half of four-room deals island-wide ran from $78,000 below the median to $110,000 above it 1. A specific flat's price depends on its floor, lease and condition, which the town median does not show.

The arithmetic is only a starting point. It does not include stamp duty, legal fees, valuation or any cash-over-valuation, and grants and loans depend on eligibility rules this guide does not cover.

What could change these numbers?

Three things to watch, none of them certain.

• The mix of flats sold. As the Toa Payoh and Queenstown figures show, a town median moves when younger or older flats make up more of the deals, even if prices for the same flat do not change.
• The index. The third-quarter figure of 202.4 is a flash estimate 2. The next quarterly readings will show whether the run of three small quarterly falls continues.
• Private prices. URA's flash estimate showed private prices up 1.4% in the third quarter 3. If private and HDB indices keep moving apart, the cost of moving from a flat to a condo could rise.

The table here will be out of date within months. The method will not: start from the median, check what the median is made of, and price the specific flat against flats of the same age.

This is general information, not financial advice. Check the current rules with IRAS, HDB, CPF Board or your bank before you commit.