The national 4-room HDB resale median sits at roughly S$667,000 over the last 12 months, but the spread between towns is huge: the cheapest 4-room flats sell for about S$551,000 in Jurong West, while the priciest, in the Central Area, pass S$1 million. This page shows the real latest 4-room HDB price by town and explains what drives the gap — so you know whether a listing is a fair deal before you commit.
These are the lowest median 4-room resale prices over the last 12 months, across roughly 982,000 transactions in the dataset:
Jurong West — about S$551,000
Choa Chu Kang — about S$559,000
Yishun — about S$559,000
Jurong East — about S$560,000
Woodlands — about S$561,000
Bukit Panjang — about S$583,000
If your priority is the cheapest 4-room HDB you can still reach by MRT, these six towns are where most of the value sits. All of them sit outside the central core, and all are on established rail lines.
Remember: these are town medians. Individual flats vary with floor, level, orientation, remaining lease, and proximity to MRT and schools. A high-floor unit near an MRT in Jurong West can cost as much as a lower-floor unit further from the station.
At the other end of the scale, central and city-fringe towns command a steep premium:
Central Area — about S$1,080,000
Queenstown — about S$1,010,000
Toa Payoh — about S$930,000
Bukit Merah — about S$892,000
Kallang/Whampoa — about S$878,000
Clementi — about S$836,000
Queenstown and the Central Area are the only two towns where a 4-room median crosses the million-dollar mark. These towns are close to the city, well-served by MRT lines, and have limited new supply — which keeps prices firm.
The same 4-room flat can cost double in one town versus another. Four factors explain most of the gap:
Location and commute time. Towns closer to the CBD and major job clusters (the Central Area, Queenstown, Bukit Merah) price in shorter daily travel. Outer towns like Jurong West, Woodlands, and Yishun trade location for space and affordability.
MRT connectivity. A flat within walking distance of an interchange or a recently opened station carries a visible premium. Mature lines (North-South, East-West) keep prices stable; newer lines (Thomson-East Coast) lift nearby values over time.
Remaining lease. HDB flats are sold on a 99-year lease from first sale. A flat with 85 years left is worth meaningfully more than an identical unit with 60 years left, because financing and CPF usage tighten as the lease runs down. Always check remaining lease before comparing two prices.
Schools and amenities. Primary schools within 1km, hawker centres, malls, parks, and polyclinics all support resale value. Towns with established popular schools tend to hold their prices better through cycles.
Lease age also affects what you can borrow — see the LTV and TDSR notes below.
Knowing the town median is only half the picture. The cash you actually need depends on loan limits, CPF, grants, and stamp duty — all of which FindHomeLah computes from public rules:
Mortgage LTV: with no outstanding housing loan, a bank finances up to 75% of the price (55% if the loan tenure exceeds 30 years or borrower age plus tenure exceeds 65). The HDB concessionary loan covers up to 75% for eligible first-timers.
TDSR caps all your monthly debt at 55% of income (stress-tested at a 4% rate); MSR caps your HDB/EC instalment at 30% of income; the loan must end by borrower age 65.
CPF OA savings (earning 2.5% a year) and grants can cover part of the down payment. EHG grants go up to S$120,000 for a family or S$60,000 for singles, and the PHG adds S$30,000 if you live near your parents.
Buyer's Stamp Duty on a S$1M home is S$24,600, rising to S$44,600 at S$1.5M and S$69,600 at S$2M. A Singapore Citizen buying a first home pays no ABSD.
So a S$551,000 4-room in Jurong West and a S$1.08M 4-room in the Central Area are not just a S$529,000 gap in price — they imply very different monthly instalments, grant eligibility, and cash outlay.
Town medians move every quarter as new transactions are filed. Flat-level prices swing with floor, orientation, lease, and condition — treat the town figure as a starting reference, not a quote.
HDB eligibility rules, grant income ceilings, and loan policies change over time; stamp duty and ABSD rates have been revised in recent years. Always confirm current rules on the official HDB and IRAS sites before deciding.
Figures on this page are estimates based on resale transactions through July 2026 and are not financial advice.
What is the cheapest town to buy a 4-room HDB resale flat?
Over the last 12 months, Jurong West has the lowest 4-room resale median at about S$551,000, followed by Choa Chu Kang and Yishun at about S$559,000, Jurong East at S$560,000, Woodlands at S$561,000, and Bukit Panjang at S$583,000.
Which HDB town has the highest 4-room resale price?
The Central Area tops the list at about S$1.08 million for a 4-room flat, with Queenstown second at about S$1.01 million. These are the only two towns where the 4-room median crosses S$1 million.
What is the national median price for a 4-room HDB flat in 2026?
The national 4-room HDB resale median across the last 12 months is about S$667,000, based on roughly 982,000 transactions in the dataset.
Why are HDB prices different between towns?
Location and commute time, MRT connectivity, remaining lease, and nearby schools and amenities drive most of the gap. Central, city-fringe towns with established rail lines and popular schools command the highest premiums.
Does a shorter remaining lease affect the price?
Yes. HDB flats are on a 99-year lease from first sale. Less remaining lease means lower resale value and tighter financing and CPF rules, so two identical flats with different lease lengths can price very differently.
Stop guessing — explore live HDB prices by town on the map at FindHomeLah, or just ask in plain English like "cheapest 4 room in Queenstown" or "best yield in Bedok" at https://findhomelah.com.
Open FindHomeLah →Educational estimates from public HDB data — not financial advice. SG rules verified July 2026. All guides · Terms · Privacy