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HDB Resale Price Singapore: How Much Is Your Flat Worth?
Fendy Lee
Thinking of selling your HDB flat but not sure how much to ask for it? The right price depends on more than just your location or flat type. Recent sales in your area, your floor level, the condition of your flat, and its remaining lease can all affect its value. In this guide, you'll learn how to check the HDB resale price in Singapore, understand HDB valuation and Cash Over Valuation (COV), and see the latest 2026 market trends. This will help you estimate what your flat could sell for and make a more confident decision before listing it.
How to Check HDB Resale Value, Step by Step
To check your flat's market value, compare it with recent sales of similar flats nearby, then adjust for floor, condition, and lease. Follow these steps, using HDB's official sales data:
- Pull recent sales. Look up HDB resale transaction prices on HDB's website or the data.gov.sg dataset. Both list real, registered sales.
- Narrow it down. Filter by town, flat type, and your street or nearby blocks.
- Stick to the last 12 months. HDB points buyers and sellers to prices from the past year. Older sales may not reflect today's market.
- Check what's listed now. Buyers compare your flat with similar units on offer today. Several close matches nearby can cap your price.
- Adjust for your flat. Add or subtract for floor level, view, condition, and remaining lease.
- Ask your agent to show the work. A price should come with the sales behind it.
Here's a made-up example. Say five similar 4-room flats on your street sold for between S$600,000 and S$640,000 in the past year. Yours is on a higher floor with a clear view. A fair asking range might sit near the top, around S$630,000 to S$650,000. Treat these figures as an illustration only.
National averages help with context, but they won't price your flat. The HDB resale price Singapore buyers pay depends on your street, because a 4-room flat in one town can sell for more than twice as much as one in another. And don't wait for HDB's valuation. Only a buyer can request it after an Option to Purchase is signed, so recent sales are your best guide. We'll cover that next.
What Decides Your Flat's Resale Price?
Location, flat type, remaining lease, and floor level do most of the work. Condition and the block itself add to or take away from it.
| Factor | Why it matters |
|---|---|
| Location | Transport, schools, and amenities set the base. Town medians show how far apart areas are. |
| Flat type and size | Bigger flats cost more in total, and buyers often compare price per square foot. |
| Remaining lease | A shorter lease can limit how much buyers can borrow or use from CPF, so some skip those flats. Check the rules for your lease. |
| Floor level and view | Higher floors and open views usually sell for more. |
| Condition | Buyers inspect. A tired flat can pull offers down and slow the sale. |
| The block or project | Some projects sell well above their town median. A five-room flat at The Pinnacle @ Duxton sold for S$1.72 million in September 2026, a record, according to EdgeProp. |
HDB Resale Price Singapore by Town and Flat Type
Town moves the price a lot. In the second quarter of 2026, official 4-room median prices ran from S$530,000 in Jurong West to S$1,194,400 in the Central Area. That's a gap of S$664,400 for the same flat type.
The figures below come from HDB's Annex C for 2Q2026, the latest full quarter. HDB and URA are due to publish the full Q3 statistics on 23 October 2026.
4-Room HDB Resale Price
The 4-room flat is the usual benchmark. Here are official median prices for a mix of towns.
| Town | 4-room median (2Q2026) |
|---|---|
| Jurong West | S$530,000 |
| Yishun | S$545,000 |
| Woodlands | S$550,000 |
| Hougang | S$621,400 |
| Tampines | S$668,000 |
| Bishan | S$788,000 |
| Toa Payoh | S$1,019,000 |
| Queenstown | S$1,035,000 |
| Central Area | S$1,194,400 |
Other flat types follow the same pattern. Among towns where HDB shows a median, 3-room flats ranged from S$358,000 in Geylang to S$545,000 in Punggol and Sengkang. Five-room median ran from S$633,500 in Jurong West to S$978,000 in Bishan. Executive flats ranged from S$795,000 in Jurong West to S$983,000 in Hougang.
Why Two Flats in the Same Town Can Differ
A town median hides a lot. It mixes older and newer flats, low and high floors, plain and well-kept units. HDB also withholds a median when a town has fewer than 20 resales of that flat type in the quarter. In a thin market, there's no town figure at all. If that's your estate, the sales on your own block matter even more.
HDB Valuation vs Asking Price
Your asking price is what you want. HDB's valuation is its estimate of the flat's market value. It happens after a buyer and seller agree on a price and sign the Option to Purchase (OTP).
HDB Flat Valuation
The buyer asks for it, not the seller. It's called a Request for Valuation, and it applies when the buyer uses CPF savings or a housing loan. HDB sets the value, and any gap above it becomes COV.
The buyer sees the result before deciding whether to exercise the OTP. If they walk away, they forgo the option fee. Sellers can't request the valuation early. So HDB's number can't help you price a flat before you list. Recent sales are the best evidence you have.
HDB Valuation vs Bank Valuation
A bank valuation helps a bank decide how much to lend. It's a separate exercise, and the two numbers can differ. Some banks give a quick estimate before anything is signed, but treat that as a rough guide. For a resale flat, the loan is based on the lower of the price and the valuation, so a low valuation shrinks what the buyer can borrow. A Rightsizing property agent in Singapore can help buyers understand these financial considerations when planning their next property move.
Understanding Cash Over Valuation (COV)
COV is the amount by which the agreed price goes above HDB's valuation. The buyer pays it in cash because the loan only covers the lower figure.
The formula is simple: price minus valuation, if the price is higher. If it isn't, there's no COV.
Here's a made-up example. You and your buyer agree on a price of S$650,000 for the flat, and HDB values it at S$630,000, so the COV is S$20,000. The buyer pays that in cash on top of their down payment, and the loan is based on S$630,000.
For a seller, the risk is a buyer who can't find the extra cash. They may renegotiate or decide not to exercise the OTP. Pricing close to what recent sales support lowers that risk.
The HDB resale price Singapore buyers see on public data pages is a guide, not a promise. Once an OTP is signed, the valuation is the number that counts. If you're buying, a trusted HDB buying agent in Singapore can pull the same sales before you offer, so you know how much COV risk you're taking.
HDB Resale vs BTO: A Direct Comparison
A resale flat is priced by the market and completed sooner, while a BTO flat is priced by HDB and takes years. Buyers weigh both, so BTO rules shape what resale sellers can ask.
| Resale flat | BTO flat | |
|---|---|---|
| Price | Agreed between buyer and seller, guided by recent sales | Set by HDB |
| Waiting time | Completion is normally about eight weeks after HDB accepts the application | Several years until the flat is built |
| Lease | The remaining lease varies and affects the price | A new 99-year lease |
| How you buy | Find a seller and sign an OTP | Apply for an HDB launch; a ballot decides the queue |
| Income rules | Eligibility conditions apply; grants have their own limits | A ceiling applies, raised in August 2026 to S$16,000 for couples and families and S$8,000 for singles |
Buyers who miss out on a BTO or can't wait often look at resale. Realion expects the higher BTO income ceiling to bring headwinds for resale demand. At the same time, 13,484 flats reach their five-year minimum occupation period in 2026, so more owners are free to sell.
Those shifts feed into any HDB resale price that Singapore sellers can expect. So far, the effect is mild.
HDB Resale Price Singapore Right Now: Market Snapshot
Prices are easing slightly while sales pick up. HDB's flash estimate for the third quarter of 2026, released on 1 October, puts the HDB resale price index at 202.4, down 0.2% from 202.8 in the previous quarter. Here are the latest figures:
- Resale price index (3Q2026 flash estimate): 202.4, down 0.2% quarter-on-quarter. It's the third straight dip.
- Change from 1Q to 3Q 2026: down 0.6%.
- Resale transactions in 3Q2026 (to 29 September): 7,528, up 5.2% year on year.
- Flats sold for S$1 million or more in 3Q2026: 597, about 8.5% of resale sales.
- Flats reaching their minimum occupation period in 2026: 13,484.
These are flash figures and may change when the full statistics come out.
A million-dollar HDB flat isn't rare anymore. EdgeProp reports an average price of about S$1.16 million for those 597 sales. Non-mature estates took 11.4% of them, the highest share so far.
Forecasts disagree. Huttons expects a 2026 price movement of between -1% and 1%, with 22,000 to 26,000 resale transactions. ERA expects growth of 2% to 5% and around 26,000 transactions. Nobody knows which is right, so price your flat from today's sales, not from a forecast.
To turn a price into the cash you'd actually keep after your loan and CPF refund, read our guide to Selling Your HDB MOP Flat in 2026 What You Must Know. If the sale funds a move into a condo, ask a new launch condo agent in Singapore how the project's payment schedule fits your sale dates. Then run your numbers through the free Sell 1 Buy 2 Planner.
Conclusion and Next Step
Your flat's value comes from recent sales of similar flats, adjusted for floor, condition, and lease. It doesn't come from a town average or a headline. Whatever the HDB resale price Singapore news says this quarter, the sales on your own street matter more. Check them, expect the valuation to land near them, and price with COV in mind.
A trusted property agent in Singapore will show you the sales behind any number they quote. Fendy Lee's selling service says its valuations rest on recent transaction data, and the team can go through your block's sales with you. Chat on WhatsApp or call 9388 5825. No pressure, no obligation.
FAQs
1. Is HDB's valuation the same as my selling price?
No. The price is what you and your buyer agree on. HDB's valuation is its market-value estimate, made after the OTP is signed, and the buyer pays any gap above it in cash.
2. What does COV mean for a seller?
COV is the cash a buyer pays when the price is above HDB's valuation. You still receive your agreed price, but a buyer short of cash may renegotiate or not proceed.
3. How do I find what similar flats sold for?
Search past sales on HDB's website or data.gov.sg. Filter by town, flat type, and street, and focus on the last 12 months.
4. Are HDB resale prices falling in 2026?
Slightly. HDB's index dipped in each of the first three quarters, down 0.6% in total on flash figures. The full Q3 statistics are due on 23 October 2026.
5. Does the remaining lease affect my flat's price?
Yes. Buyers usually pay less for a shorter lease, and loan and CPF rules can limit what they can use. Compare against flats with a similar lease.
6. Can I get an HDB valuation before I list my flat?
No. Only a buyer can request it after an OTP is signed. Use recent sales instead, and ask your agent to show the comparables behind their price.
7. What affects a 4-room flat's price the most?
Town usually moves it the most. Official 4-room medians in 2Q2026 ran from S$530,000 to S$1,194,400. Remaining lease, floor level, and condition: adjust it from there.