The median HDB whole-unit in Singapore rents for about S$3,207 per month, but the gap between the cheapest and priciest towns is wide — roughly S$750/month between Yishun (S$2,916) and the Central Area (S$3,672). Below are the real rents for the last 12 months, broken down by town, plus how whole-unit, common-room and master-room rentals differ, and what is usually included. You can ask FindHomeLah any rent question in plain English on the map.
For whole flats rented in the last 12 months, the cheapest HDB towns were:
Yishun: about S$2,916/month
Ang Mo Kio: about S$2,968/month
Bukit Batok: about S$2,989/month
Sembawang: about S$3,010/month
Bedok: about S$3,017/month
If budget is tight, the northern towns (Yishun, Sembawang, Woodlands) and some western towns (Bukit Batok, Choa Chu Kang) consistently come in below the national median. You can ask FindHomeLah things like "whole unit under 3000 in the north" to filter the map live.
At the top end, whole-unit rents cluster around the city and central belt:
Central Area: about S$3,672/month
Bukit Timah: about S$3,573/month
Bishan: about S$3,526/month
Bukit Merah: about S$3,503/month
Queenstown: about S$3,426/month
These towns carry a premium for shorter commutes, mature amenities, and school choices. The national median sits around S$3,207/month, so anything well above S$3,400 is considered pricey.
A whole-unit rental means you rent the entire flat (3-room, 4-room or 5-room). The median of about S$3,207/month applies to these. You get sole use of the kitchen, bathrooms and all rooms.
If you only need a room for rent in Singapore, you are sharing someone else's flat. Room rents are far cheaper — typically from about S$400 to S$1,000 per month depending on town, room type and whether it is furnished.
Common rooms (no attached bathroom) sit at the lower end; master rooms with an en-suite bathroom sit at the higher end. Rents are higher in central and city-fringe towns, and lower in the north and west.
For whole-unit rent, HDB rentals typically include basic furnishings (fridge, washing machine, beds, sofas) but not the monthly utilities. As a guide:
Utilities (electricity, water, gas) and broadband are usually paid by the tenant on top of rent.
For room rentals, a flat fee may cover utilities and wifi — confirm this before signing.
Most leases are for 2 years, with a diplomatic clause that lets expats break the lease after 12–14 months subject to conditions.
A security deposit of 1–2 months' rent is standard, payable on top of the first month's rent in advance.
If you're a landlord weighing rents, the typical NET HDB rental yield in Singapore is about 4–6% per year after costs. That's after roughly one month of vacancy per year, the agent fee (about one month per lease), maintenance (about 5% of rent), property tax and insurance.
Gross yield is higher — but the net figure is what actually lands in your pocket. Use the town rents above to compare. Towns like Bedok and Ang Mo Kio can punch above their weight on net yield because lower entry prices offset slightly lower rents.
What is the average HDB rental price in Singapore?
The median whole-unit HDB rent is about S$3,207 per month. Cheapest towns like Yishun sit around S$2,916/month, while the Central Area tops the list at about S$3,672/month.
How much does a room for rent in Singapore cost?
HDB rooms typically rent from about S$400 to S$1,000 per month. Common rooms are at the lower end, master rooms with an attached bathroom at the higher end. Central and city-fringe towns cost more.
Is whole-unit HDB rent or room rent cheaper?
Room rent is much cheaper because you share the flat. A whole unit rents for a median S$3,207/month, while a single room starts around S$400–S$1,000/month depending on town and room type.
Which HDB town has the cheapest rent?
Based on the last 12 months, Yishun is the cheapest for whole-unit HDB rent at about S$2,916/month, followed by Ang Mo Kio (S$2,968) and Bukit Batok (S$2,989).
Are utilities included in HDB rent?
For whole units, utilities (electricity, water, gas) and broadband are usually paid by the tenant on top of rent. For rooms, a flat fee often covers utilities and wifi — confirm before signing.
Ask FindHomeLah your rent questions in plain English on the map — try "rooms under 800 in AMK" or "3 room rent in Tampines" at https://findhomelah.com.
Open FindHomeLah →Educational estimates from public HDB data — not financial advice. SG rules verified July 2026. All guides · Terms · Privacy