HDB publishes median resale prices every quarter, broken down by town and flat type. They are among the most useful public numbers for anyone comparing neighbourhoods, because they come from registered resale applications rather than from asking prices or estimates. This article sets out HDB's figures for the second quarter of 2026 for the towns in our guides, and explains how to read them.
These are public statistics, published by HDB. They describe flats that changed hands in the quarter. They are not valuations of any particular flat and not a forecast.
The figures
The table shows HDB's median resale prices for registered applications in the second quarter of 2026. A dash means HDB did not publish a median for that flat type in that town for the quarter.
| HDB town | 3-room | 4-room | 5-room | Executive |
|---|---|---|---|---|
| Ang Mo Kio | S$425,000 | S$638,000 | – | – |
| Bukit Merah | S$430,000 | S$944,000 | – | – |
| Bukit Panjang | S$435,000 | S$563,900 | S$685,000 | – |
| Central Area | – | S$1,194,400 | – | – |
| Clementi | S$438,900 | S$888,900 | – | – |
| Kallang/Whampoa | S$455,000 | S$918,900 | S$976,300 | – |
| Pasir Ris | – | S$630,000 | S$730,000 | S$909,000 |
| Queenstown | S$535,900 | S$1,035,000 | – | – |
| Tampines | S$478,000 | S$668,000 | S$828,000 | S$968,000 |
HDB published no medians for Bukit Timah or Marine Parade in that quarter.
HDB towns do not always match URA planning areas. The Central Area town covers the city centre, which includes the Downtown Core and other central planning areas. Kallang/Whampoa is included above because it borders Rochor and the Downtown Core, which have no town of their own in HDB's table.
Matching our guides to HDB towns
Because HDB towns and URA planning areas are drawn differently, here is how we line them up in our guides:
| Our neighbourhood guide | HDB town used for medians |
|---|---|
| Ang Mo Kio | Ang Mo Kio |
| Bukit Merah | Bukit Merah |
| Bukit Panjang | Bukit Panjang |
| Bukit Timah | Bukit Timah (no 2026-Q2 medians) |
| Clementi | Clementi |
| Downtown Core | Central Area |
| Marine Parade | Marine Parade (no 2026-Q2 medians) |
| Pasir Ris | Pasir Ris |
| Queenstown | Queenstown |
| Rochor | no town of its own; Central Area and Kallang/Whampoa are nearby |
| Southern Islands | none (no HDB flats) |
| Tampines | Tampines |
Where a guide has no matching HDB town, we say so rather than borrowing a neighbour's figure and presenting it as local.
What a median is, and is not
A median is the middle value when all the qualifying transactions are lined up from lowest to highest. Half the flats sold for more, half for less. That makes it more resistant to a few unusually high or low sales than an average would be.
But a median hides a lot. Within one town and one flat type, flats differ in age, remaining lease, floor level, size, condition and distance to the MRT. A town with many older 3-room flats and a few new ones can have a median that describes neither group well. And when only a small number of flats change hands, the median can move a long way from one quarter to the next.
Why some towns show no figure
HDB leaves a gap where it does not publish a median. The gaps line up with towns that have few flats of the type in question, as the Census figures show:
- Bukit Timah has very few HDB flats. In the 2020 Census, only about 10% of its households lived in HDB flats.
- Marine Parade has a small HDB stock and a high share of private housing; about 47% of households lived in HDB flats in 2020.
- Pasir Ris shows no 3-room median, which matches how few 3-room flats it has: about 1% of its households lived in them in 2020.
- Executive flats are missing for most towns because few were sold in the quarter.
Our Census 2020 housing mix comparison shows how the flat mix differs across the twelve neighbourhoods.
Reading the table across towns
A few patterns stand out, with all the caveats above.
The 4-room spread is wide. The Central Area median of S$1,194,400 and Queenstown's S$1,035,000 sit well above Bukit Panjang's S$563,900 and Pasir Ris's S$630,000. The figures bundle together differences in location, flat age and remaining lease, which a town median does not separate.
The 3-room spread is narrower. Most of the published 3-room medians fall between about S$425,000 and S$480,000, with Queenstown's S$535,900 the outlier.
Larger flats are more common in the outer towns. Bukit Panjang, Pasir Ris and Tampines publish 5-room medians, and Pasir Ris and Tampines publish executive medians, reflecting the larger flats in their stock.
None of this tells you what a particular flat is worth. It tells you where the middle of the market sat in one quarter.
Using the figures sensibly
- Compare like with like. Compare a 4-room median only with other 4-room medians, and remember that a town's median mixes old and new flats.
- Look at several quarters. One quarter can be noisy. HDB publishes the series back many years.
- Look at actual transactions. HDB's resale flat prices dataset on data.gov.sg lists individual transactions by block, including each flat's remaining lease, which tells you more than a town median.
- Mind the lease. Remaining lease is one of the biggest differences between flats of the same type in the same town.
- Keep affordability separate. Loan limits and stamp duty depend on your own situation. ShowSuites has a home loan TDSR calculator and a stamp duty guide if you need to work through the numbers.
What this article does not do
We do not estimate prices for individual flats, comment on whether prices will rise or fall, or discuss the prices of private projects. The figures above are HDB's published statistics for one quarter, reproduced so that readers can compare towns on the same basis.
Frequently asked questions
Where do these figures come from?
From HDB's dataset "Median Resale Prices for Registered Applications by Town and Flat Type" on data.gov.sg, for the second quarter of 2026.
Why is there no figure for Bukit Timah?
HDB did not publish a median for Bukit Timah in that quarter. The planning area has very few HDB flats, so transactions are rare.
Is a median the same as a valuation?
No. A median describes the middle of the transactions in a quarter. A valuation looks at a specific flat.
Which town had the highest 4-room median in this table?
The Central Area, at S$1,194,400, followed by Queenstown at S$1,035,000.
How often does HDB publish these medians?
Quarterly, by town and flat type, on data.gov.sg.
Which town had the lowest 4-room median in this table?
Bukit Panjang, at S$563,900 in 2026-Q2.
Does Marine Parade have HDB medians?
HDB published no 2026-Q2 medians for Marine Parade, which usually reflects too few transactions in the quarter.
What were the 5-room medians?
In 2026-Q2, HDB published S$685,000 for Bukit Panjang, S$730,000 for Pasir Ris and S$828,000 for Tampines.
What were the 3-room medians?
S$425,000 in Ang Mo Kio, S$430,000 in Bukit Merah, S$435,000 in Bukit Panjang, S$438,900 in Clementi, S$478,000 in Tampines and S$535,900 in Queenstown.
Do the medians cover private homes?
No. They cover HDB resale flats only; URA publishes private residential statistics separately.
Which town had the highest 3-room median in this table?
Queenstown, at S$535,900 in 2026-Q2.
Where can I see the full list of towns?
HDB's dataset of median resale prices by town and flat type is published on data.gov.sg and covers every HDB town.
Sources
- Housing & Development Board, Median Resale Prices for Registered Applications by Town and Flat Type (data.gov.sg), 2026-Q2.
- Singapore Department of Statistics, Census of Population 2020, Resident Households by Planning Area and Type of Dwelling (data.gov.sg).