HDB Resale Prices 2026: Town and Street Medians

By Terrence Ngu, Data Editor
Published 9 November 2026 · Last updated 9 November 2026

What are HDB resale prices in 2026?

HDB resale prices in Singapore are broadly flat in 2026. The HDB Resale Price Index stood at 202.5 in Q3 2026, down 0.1% from Q2 2026 (202.8) and marking three consecutive quarters of decline after peaking at 203.7 in Q3 2025. Transaction volume has rebounded: 7,645 resale flats changed hands in Q3 2026, up 19.5% from Q2 and 5.9% higher than the same quarter last year. HDB InfoWEB

Key numbers at a glance

Caption: HDB resale market indicators for 2026 show a flat price environment with recovering transaction volume. The Resale Price Index has declined marginally for three straight quarters, while Q3 2026 saw the highest quarterly transaction count of the year.

Why do HDB resale prices vary by town?

Not every town moves in lockstep with the national index. Local factors — MRT proximity, remaining lease balance, block age, and the mix of flat types transacted — create spreads above and below the median.

A Duke University hedonic study found that resale prices fall sharply as distance to the nearest MRT station increases, with distances beyond 2 km contributing to a smaller than 2.5% effect on transaction price. Research on 234,628 HDB transactions also found prices fall about 1.6–1.8% per year of remaining lease below 60 years.

What this means in practice: a 4-room flat in Ang Mo Kio near an MRT station and with 90 years left on its lease will transact at a very different level from a similar flat in the same town that is 15 minutes from the nearest station and has 55 years remaining.

How do street-level prices diverge from town medians?

Buyers and sellers often search by town name, but the real price discovery happens at the street and block level. Within the same town, you can see variations of 10% or more between streets based on three factors:

MRT proximity

Blocks within 400 metres of an MRT station typically command a premium over those beyond 1 km. The Duke study confirms this is one of the strongest price predictors in the HDB resale market.

Remaining lease balance

As a flat ages, its remaining lease shrinks. Below 60 years, the effect becomes more pronounced — roughly 1.6–1.8% per year according to the research. A 40-year-old flat and a 20-year-old flat in the same estate can sit tens of thousands of dollars apart.

Block age and condition

Newer blocks with upgraded facilities (lift upgrading, precinct improvements) tend to attract stronger demand. Older blocks awaiting renewal may trade at a discount even if the location is identical.

Which towns should buyers and sellers watch in 2026?

Without verified town-level median price tables for 2026, we focus on what drives relative performance rather than ranking towns by unverified dollar medians.

Mature estates with full amenities

Towns like Toa Payoh, Bedok, and Queenstown have established transport links, schools, and retail. Prices here tend to be stickier in a flat market because demand is underpinned by liveability, not speculation.

Non-mature estates with growth potential

Towns such as Punggol, Sengkang, and Tampines continue to see infrastructure investment. Buyers looking at these areas should weigh future MRT line openings and town centre expansions against current premiums.

Central region proximity

Towns closer to the city centre — Bishan, Kallang, Bukit Merah — often trade at a location premium. Sellers here may find more resilient demand even when the national index is flat.

What should buyers do in this market?

A flat national index does not mean every flat is fairly priced. Buyers should:

1. Start with street-level data, not town averages. Use HDB resale prices by street to see actual transaction histories for the blocks you are considering.
2. Factor in remaining lease. A lower price may reflect a shorter lease, not a bargain. Calculate the lease decay impact on your intended holding period.
3. Check upcoming supply. HDB announces upcoming BTO supply quarterly. More supply in your target town can soften resale demand.
4. Get a valuation early. HDB's valuation limits the loan amount and CPF usage. A low valuation can derail a purchase even if the seller's asking price seems reasonable.
5. Compare across flat types. A 5-room flat in a non-mature estate may overlap in price with a 4-room flat in a mature estate. Decide which attributes — space, location, lease — matter most to you.

What should sellers know before listing?

Sellers in a flat market need to price with precision. Overpricing by even 5% can extend time-on-market significantly when buyers have ample choice.

1. Benchmark against recent transactions, not asking prices. Buyers and their agents look at the last three months of caveats, not listings.
2. Highlight locational strengths. If your block is near an MRT station, a popular school, or a recent upgrading project, make it prominent in your listing.
3. Be realistic about lease age. A flat with 55 years remaining will not command the same price as a comparable unit with 85 years left. Price accordingly.
4. Time your listing. Transaction volume is seasonal. Q3 2026 showed strong activity; Q4 often slows. If you need to sell quickly, price for the current window.
5. Choose an agent who knows your district. An agent with verified district expertise can articulate why your street commands its price level.

Frequently asked questions

How we got these numbers

All price index and transaction volume figures come from HDB InfoWEB, the official quarterly public housing data release for Q3 2026. The analysis of MRT proximity and lease decay draws on a Duke University hedonic study of HDB resale prices published in 2017.

Districtpedia does not generate or estimate transaction prices. Where town-level or street-level medians are not published by HDB or data.gov.sg, we explain the factors that drive variation rather than invent specific dollar figures.

Sources

• HDB InfoWEB — HDB Q3 2026 public housing data and upcoming flat supply
• Duke University — Hedonic analysis of HDB resale prices (2017)