Singapore HDB Resale Flat Price Guide (2021)

If you’re looking to buy a resale flat, you’re probably looking at HDB transactions and pricing trends across different estates and flat types so that you get a better sense of the price you can expect to pay.

In this guide, we take a look at HDB resale flat transactions and how the price compares to BTO flats.


Why Buy an HDB Resale Flat?

HDB resale flats are a good option for those who don’t want to ballot or wait for a BTO flat. Firstly, there’s also no guarantee that balloting for an HDB BTO flat will guarantee you a unit in the estate. Take it from these first-time homebuyers: sometimes the available BTO projects aren’t in the buyer’s ideal location, which might be a familiar neighbourhood, close to their parents’ home, or near to school or work.

Thus, HDB resale flats are a good option if you don’t want to waste time waiting or renting. Although you don’t get the full 99-year lease, almost brand new HDB resale units should have at least 90 years left—which is more than enough. However, do consider if the price you’re paying is worth it based on the remaining years left on the lease.

With HDB resale flats, you can also collect the keys as soon as the transaction is completed. This means you can start your renovation in a jiffy and quickly move in.

If you’re not fussy about the design of your home, you may even save money on renovation costs since the first owner would already have done up the place. If you have a specific theme, however, a BTO (i.e. a ‘blank canvas’) may be better because hacking walls and removing existing structures from a resale unit can be expensive. 


HDB Resale Flat Prices in Singapore

Here’s an overview of the HDB resale flat prices in Singapore by estate, based on the de facto 4-room unit:

Estate — 4-room resale flat price (median)

Ang Mo Kio — $438,000

Clementi — $695,000

Punggol — $488,000

Bedok — $430,000

Geylang — $565,000

Queenstown — $800,000

Bishan — $545,000

Hougang — $435,500

Sembawang — $410,000

Bukit Batok — $417,500

Jurong East — $429,000

Sengkang — $465,000

Bukit Merah — $760,000

Jurong West — $418,000

Serangoon — $465,000

Bukit Panjang — $450,000

Kallang/Whampoa — $685,000

Tampines — $466,000

Bukit Timah — Nil

Lim Chu Kang/Tengah — Nil

Toa Payoh — $655,000

Central Area — $941,000

Marine Parade — Nil

Woodlands — $406,000

Choa Chu Kang — $460,000

Pasir Ris — $459,000

Yishun — $426,500

Source: HDB resale price index portal, median transaction prices for 4-room resale flat in 2021 Q2

About the HDB Resale Price Index Portal

If you’re shopping around for an HDB resale flat and you’re not sure how much you should pay for a unit in your chosen estate, one handy tool is the HDB resale price index portal

Search by HDB town, flat type and resale registration date, plus you can even drill down into finer details such as street name, block number and even the range of the transacted resale prices.

Quickly check the transacted prices for resale flats within the past 2 years, based on registered resale applications. The HDB resale price index portal is also updated daily.

After setting your budget, you browse for resale flats via our PropertyGuru sales listings. It’s easy to search by estate, number of bedrooms, price and more.

Have There Been Changes to the Resale Market since the COVID-19 Outbreak?

Yes, but probably not the way you think.

Many assume that resale flat prices are dropping, especially since physical house viewings were not permitted during Singapore’s circuit breaker period and Phase Two (Heightened Alert).

However, HDB resale flat prices remain more or less steady, and there’s no panic selling of flats. This is probably because HDB flats are usually bought for staying, and not investment purposes. HDB data for Q1 2021 showed resale flat prices have climbed for the fifth consecutive quarter in Q2 2021, driven by robust demand.

In fact, work from home is changing the way we buy homes. People are looking towards resale units due to their desire for bigger and more spacious homes. 


HDB Resale vs BTO Prices in Singapore

Here’s a quick look at some of the grants available to HDB resale and BTO flat buyers:


HDB Resale flat

HDB BTO flat

Enhanced CPF Housing Grant (EHG) for first-timer applicants

Up to $80,000

Up to $80,000

Step-Up CPF Housing Grant for second-timer applicants


$15,000, only for eligible applicants

Family Grant

Up to $50,000


Proximity Housing Grant

Up to $30,000


Singles Grant

Up to $25,000*

Up to $40,000

That’s quite a lot of available HDB grants for potential resale flat buyers. Actually, more than what is available for an HDB BTO flat buyer if you fulfil more than 1 criteria. Of course, all grants come with their individual terms and conditions so head to the HDB website for more information.

*Aside from the Singles Grant, singles can get up to $40,000 for the EHG and up to $15,000 for the Proximity Housing Grant.


Let’s also take a look at the prices for the recent HDB BTO launches for 4-room launches:

Launch Date


Price (excluding grants)

Feb 2021

Bukit Batok (non-mature) — West Hill

From $260,000

Feb 2021

Tengah (non-mature) — Parc Woods

From $298,000

Feb 2021

Kallang/Whampoa (mature) — McNair Heights

From $532,000

Feb 2021

Toa Payoh / Bidadari (mature) — Bartley GreenRise, ParkEdge @ Bidadari and Alkaff Breeze

From $464,000

May 2021

Tengah (non-mature) — Garden Bloom

From $299,000

May 2021

Woodlands (non-mature) — Woodgrove Ascent

From $275,000

May 2021

Bukit Merah (mature) — Telok Blangah Beacon

From $602,000

May 2021

Geylang (mature) — MacPherson Weave

From $489,000

Source: HDB


In addition, based on the latest prices for HDB resale and BTO flats, the former, while generally still more expensive, is not necessarily that much more pricier.

Let’s take Sembawang (non-mature) and Ang Mo Kio (mature) as examples. Prices for a 4-room HDB BTO flat in Sembawang start at $260,000, while median prices for a 4-room HDB resale flat in Sembawang are about $370,000. It’s also quite interesting to note that for Ang Mo Kio, prices for a 4-room HDB BTO flat there start at $423,000, while the average price for a 4-room HDB resale flat is $405,400 (lower!).

So you may not necessarily be paying much more for your HDB resale flat, even in a mature estate. After deducting all the grants, you might even be paying less for your chosen unit.


For more property news, resources and useful content like this article, check out PropertyGuru’s guides section

Are you looking to buy a new home? Head to PropertyGuru to browse the top properties for sale in Singapore.  

Already found a new home? Let PropertyGuru Finance’s home finance advisors help you with financing it.


This article was written by Mary Wu, who hopes to share what she’s learnt from her home-buying and renovation journey with PropertyGuru readers. When she’s not writing, she’s usually baking up a storm or checking out a new cafe in town. 

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