HDB Resale Price Trends by Town: Q2 2026 Data
Compare Q2 2026 median price per sqm for 4-room HDB resale flats across 26 towns, with transaction counts and quarterly and yearly changes.
Data snapshot: Q2 2026. Source data reviewed through July 2026. Last reviewed: 15 Jul 2026.
In Q2 2026, the median price per square metre for 4-room HDB resale flats ranged from $5,459 in Jurong West to $12,660 in Central Area across the 26 towns in the HDB transaction dataset.
Eleven towns recorded a higher median than in Q2 2025, while 15 recorded a lower median. That does not mean every flat in those towns moved by the same percentage. A town-level median can change when the mix of blocks, storeys, flat models, remaining leases and locations sold in the quarter changes.
This report uses registered HDB resale transactions, converts each transaction to price per square metre, and compares like flat type with like flat type. It is a market-context dataset, not a valuation for an individual flat.
Q2 2026 HDB price trend: key findings
- Highest median price per sqm: Central Area at $12,660, based on 24 transactions.
- Lowest median price per sqm: Jurong West at $5,459, based on 152 transactions.
- Highest-volume town in this 4-room snapshot: Tampines, with 232 registered transactions.
- Year-on-year breadth: 11 towns were higher and 15 were lower than Q2 2025.
- Largest year-on-year median increase: Clementi, up 30.0% to $9,480 per sqm.
- Largest year-on-year median decrease: Bukit Panjang, down 7.4% to $5,841 per sqm.
The Clementi result is a good example of why medians need context. Q2 2026 contains 53 Clementi transactions versus 40 in Q2 2025, but the dataset does not hold the mix of block age, storey, remaining lease and micro-location constant. The 30.0% figure describes the two quarterly transaction baskets; it is not proof that a particular Clementi flat appreciated by 30.0%.
Towns with the highest 4-room HDB median price per sqm
| Rank | Town | Q2 2026 median $/sqm | Transactions | YoY change |
|---|---|---|---|---|
| 1 | Central Area | $12,660 | 24 | -0.3% |
| 2 | Queenstown | $11,485 | 76 | +7.1% |
| 3 | Toa Payoh | $11,018 | 90 | +1.1% |
| 4 | Bukit Merah | $10,200 | 109 | +0.3% |
| 5 | Kallang/Whampoa | $10,108 | 73 | +4.8% |
These are price-per-area rankings, not total-price rankings. A larger flat in a lower-$/sqm town can still transact for more than a smaller flat in a higher-$/sqm town.
Towns with the lowest 4-room HDB median price per sqm
| Rank | Town | Q2 2026 median $/sqm | Transactions | YoY change |
|---|---|---|---|---|
| 1 | Jurong West | $5,459 | 152 | -2.8% |
| 2 | Choa Chu Kang | $5,549 | 139 | +0.1% |
| 3 | Woodlands | $5,585 | 216 | -2.2% |
| 4 | Jurong East | $5,774 | 34 | +0.2% |
| 5 | Yishun | $5,815 | 192 | -4.2% |
Lower median price per sqm does not by itself mean better value. Remaining lease, accessibility, block condition, floor level, layout and the exact recent comparable set still matter.
Largest year-on-year increases and decreases
Largest increases from Q2 2025 to Q2 2026
| Town | Q2 2026 median $/sqm | Transactions | YoY change |
|---|---|---|---|
| Clementi | $9,480 | 53 | +30.0% |
| Queenstown | $11,485 | 76 | +7.1% |
| Kallang/Whampoa | $10,108 | 73 | +4.8% |
| Ang Mo Kio | $6,598 | 83 | +3.7% |
| Bukit Batok | $6,903 | 153 | +1.9% |
Largest decreases from Q2 2025 to Q2 2026
| Town | Q2 2026 median $/sqm | Transactions | YoY change |
|---|---|---|---|
| Bukit Panjang | $5,841 | 96 | -7.4% |
| Sembawang | $6,359 | 76 | -7.2% |
| Geylang | $7,037 | 58 | -6.5% |
| Yishun | $5,815 | 192 | -4.2% |
| Bedok | $6,374 | 124 | -4.0% |
Do not treat either list as a forecast. Quarterly medians can reverse when a different set of flats transacts.
Full Q2 2026 4-room HDB resale price table by town
QoQ compares Q2 2026 with Q1 2026. YoY compares Q2 2026 with Q2 2025.
| Town | Q2 2026 median $/sqm | Transactions | QoQ | YoY |
|---|---|---|---|---|
| ANG MO KIO | $6,598 | 83 | +0.5% | +3.7% |
| BEDOK | $6,374 | 124 | +0.8% | -4.0% |
| BISHAN | $7,738 | 55 | -1.9% | -2.8% |
| BUKIT BATOK | $6,903 | 153 | -2.0% | +1.9% |
| BUKIT MERAH | $10,200 | 109 | +2.3% | +0.3% |
| BUKIT PANJANG | $5,841 | 96 | -1.3% | -7.4% |
| BUKIT TIMAH | $8,870 | 6 | -4.7% | -2.2% |
| CENTRAL AREA | $12,660 | 24 | +31.1% | -0.3% |
| CHOA CHU KANG | $5,549 | 139 | +1.9% | +0.1% |
| CLEMENTI | $9,480 | 53 | +21.1% | +30.0% |
| GEYLANG | $7,037 | 58 | -11.0% | -6.5% |
| HOUGANG | $6,448 | 150 | +1.2% | -1.1% |
| JURONG EAST | $5,774 | 34 | -0.4% | +0.2% |
| JURONG WEST | $5,459 | 152 | -2.5% | -2.8% |
| KALLANG/WHAMPOA | $10,108 | 73 | +0.8% | +4.8% |
| MARINE PARADE | $7,659 | 13 | -0.6% | +1.1% |
| PASIR RIS | $6,019 | 63 | -0.2% | +0.5% |
| PUNGGOL | $7,323 | 206 | -0.6% | -0.1% |
| QUEENSTOWN | $11,485 | 76 | -1.6% | +7.1% |
| SEMBAWANG | $6,359 | 76 | -2.0% | -7.2% |
| SENGKANG | $6,872 | 204 | -1.0% | -2.2% |
| SERANGOON | $7,180 | 33 | +5.7% | -1.9% |
| TAMPINES | $6,610 | 232 | -0.9% | -0.6% |
| TOA PAYOH | $11,018 | 90 | +0.1% | +1.1% |
| WOODLANDS | $5,585 | 216 | -0.8% | -2.2% |
| YISHUN | $5,815 | 192 | -2.6% | -4.2% |
Download the Q2 2026 4-room town data as CSV.
How this HDB resale price dataset was calculated
The source is HDB's resale flat prices based on registration date from January 2017 onwards, published through data.gov.sg.
For this report:
- Each registered transaction's price per square metre was calculated as
resale price ÷ floor area sqm. - Transactions were grouped by town, flat type and calendar quarter.
- The median price per square metre was calculated for each group and rounded to the nearest dollar.
- Only 4-room transactions were selected for the town comparison.
- The in-progress quarter was excluded. The committed source snapshot contains data through July 2026, while the latest complete plotted quarter is Q2 2026.
QoQcompares the group median with Q1 2026.YoYcompares it with Q2 2025.
The processed snapshot was generated on 4 July 2026 and passed the repository's freshness check on 15 July 2026.
Attribution: Source data © Housing & Development Board via data.gov.sg, used under the Singapore Open Data Licence.
Important limitations
- Not a repeat-sales index: the same units are not tracked from one period to another.
- Composition can change: storey, remaining lease, model, block age and micro-location can shift a town median.
- Small samples move more easily: Bukit Timah had only six 4-room transactions in Q2 2026, Marine Parade had 13, and Central Area had 24.
- Registration timing differs from negotiation timing: the dataset follows registration date.
- Price per sqm is not a valuation: it does not determine an individual unit's market value, loan valuation or cash-over-valuation exposure.
- Indicative only: HDB notes that agreed resale prices depend on many factors and excludes transactions that may not reflect full market price, such as some transactions between relatives or involving part shares.
How to use the town trend without overreading it
Start with the town table for broad context, then narrow the evidence to the same flat type, nearby blocks, similar floor area, similar storey and recent transaction dates.
For a unit-level comparison, use the HDB resale price sense-check tool. It fetches current comparable transactions and keeps the town trend as context only; the trend does not change the verdict or comparable selection.
If you are preparing an offer, use the asking price versus recent transactions framework and separate transaction evidence from financing and cash-over-valuation limits. If you are already in a resale transaction, the HDB resale completion-day timeline explains the official acceptance-to-completion stages.
Frequently asked questions
Which town had the highest 4-room HDB resale price per sqm in Q2 2026?
Central Area had the highest town-level median at $12,660 per sqm, based on 24 registered 4-room transactions. Queenstown was next at $11,485 per sqm.
Which town had the lowest 4-room HDB resale price per sqm?
Jurong West had the lowest Q2 2026 median at $5,459 per sqm, based on 152 transactions. Choa Chu Kang and Woodlands followed at $5,549 and $5,585 per sqm.
Did HDB resale prices rise in every town?
No. Comparing 4-room town medians with Q2 2025, 11 towns were higher and 15 were lower. This is a count of town-level median directions, not a transaction-weighted national price index.
Why did Clementi's median rise by 30% year on year?
The Q2 2026 transaction basket produced a $9,480 per sqm median versus $7,294 in Q2 2025. The dataset does not prove a single cause. Differences in the blocks, storeys, leases, models and exact locations sold can materially shift the median, so the result should be investigated with unit-level comparables rather than treated as uniform appreciation.
How current is this HDB resale price report?
The source snapshot contains HDB transaction data through July 2026. Q3 2026 was still in progress, so the report deliberately stops at the latest complete quarter, Q2 2026.
Can this table tell me whether an asking price is fair?
No. It supplies town-level context. A fair-price assessment needs recent comparable transactions for the same flat type and a much tighter location, size, storey and date range.
