HDB Resale Price Guide: North, South and Central Singapore

resale flat prices north, central, south

Are you considering a HDB resale flat purchase in the North, South and/or Central regions of Singapore? If so, keep reading. In this article, we compare the resale flat prices in these regions, including popular districts like Ang Mo Kio, Bishan, Queenstown and more. 

 

Ang Mo Kio HDB resale flat prices

Ang Mo Kio HDB resale flat prices

Flat type

Ang Mo Kio HDB resale flat price (average)

1-room

N/A

2-room

$198,000

3-room

$284,000

4-room

$446,000

5-room

$640,000

Executive

$789,000

Multi-Generation

N/A

Source: HDB resale price index portal, average transaction prices, June 2019 to June 2020

Ang Mo Kio is generally considered to be expensive, due to its central yet heartland location, good amenities, food, connectivity and educational institutes (Anderson Secondary School, Nanyang Polytechnic and more).

Although the average price of a 4-room HDB resale flat in Ang Mo Kio is higher than that of non-mature estates, it’s actually lower that of average HDB resale flats in Punggol (non-mature) and much lower than HDB resale flats in other mature towns such as Toa Payoh and Queenstown.

According to the URA Masterplan 2019, those looking to move to Ang Mo Kio can look forward to developments in transportation (new stations on the Thomson-East Coast Line and Cross Island Line), Thomson Nature Park with a nature trail, a 16km cycling network, the North-South Corridor and more.

Search for property listings in Ang Mo Kio now.

 

Bishan HDB resale flat prices

Bishan HDB resale flat prices

Flat type

Bishan HDB resale flat price (average)

1-room

N/A

2-room

N/A

3-room

$362,000

4-room

$548,000

5-room

$742,000

Executive

$872,000

Multi-Generation

$916,000

Source: HDB resale price index portal, average transaction prices, June 2019 to June 2020

Bishan is a heartland town conveniently located right smack in the geographic centre of Singapore. This town has also seen a couple of million-dollar HDB resale flat transactions — but don’t let that scare you away.

The average price for a 4-room HDB resale flat in Bishan is over half a million, which makes it pricier than other units in the mature town category. However, it’s not the most expensive, so if you can afford to pay more for a good location (connectivity, transportation, schools, amenities), the convenience is well worth the price.

For parents, you’ll have good schools near you, such as Raffles Institution and Catholic High School. You’re also close to Bishan Park (maybe you’ll get a glimpse of our famed Singapore otters).

According to the URA Masterplan 2019, there’ll be exciting things coming up for Bishan Town Centre, such as a mega shopping mall and office complex.

Search for HDB resale flats in Bishan now.

 

Bukit Merah HDB resale flat prices

Bukit Merah HDB resale flat prices

Flat type

Bukit Merah HDB resale flat price (average)

1-room

$170,000

2-room

$240,000

3-room

$369,000

4-room

$657,000

5-room

$777,000

Executive

N/A

Multi-Generation

N/A

Source: HDB resale price index portal, average transaction prices, June 2019 to June 2020

Bukit Merah is indeed an expensive neighbourhood to buy a home in, what with the average price of a 4-room HDB resale flat here on par with an atas (high-end) estate such as Bukit Timah and approaching the prices of the Central Area.

That’s because Bukit Merah sits on the fringe of the city centre, plus it is a mature estate to boot. There are big medical facilities close by (SGH), and it’s served by 6 MRT stations. It covers the Telok Blangah/Keppel and Tiong Bahru areas as well, so there are lots of lovely hipster cafes to explore, as well as  links to Sentosa and spectacular views of Singapore’s southern coast.

Nature lovers will enjoy the various walking trails, a park connector to the Singapore River, a coastal walk, the Rail Corridor and more. Meanwhile, art and history lovers can indulge in the creative energy at Gillman Barracks, the rich architecture and heritage of Tanjong Pagar Railway Station, pre-war flats at Tiong Bahru and other national monuments.

Search for HDB resale flats in Bukit Merah now.

 

Central HDB resale flat prices

Central Area HDB resale flat prices

Flat type

Central Area HDB resale flat price (average)

1-room

N/A

2-room

$233,000

3-room

$407,000

4-room

$738,000

5-room

$933,000

Executive

N/A

Multi-Generation

N/A

Source: HDB resale price index portal, average transaction prices, June 2019 to June 2020

In the Central Area, a 4-room HDB resale flat can probably net you a 5-room or even an Executive flat in a mature estate. HDB defines this region as covering the Marina East, Marina South, Newton, Orchard, Outram, River Valley, Rochor and Singapore River areas, to name a few. You might also know it as the Central Business District (CBD).

As you’ll be living in the middle of Singapore’s busiest location, you’ll definitely expect to pay a premium to stay so close to all the action. If you work in the CBD, that’s added convenience as well if your job requires you to work US or UK hours, plus you might avoid paying all the ERP fees when travelling to the office.

There’s a nice mix of arts and culture in the Central Area as well. Take a walk along the Singapore River, admire the heritage architecture, go museum-hopping, and hit the malls for shopping and brunch on your off day.

Search for HDB resale flats in the Central Area now.

 

Queenstown HDB resale flat prices

Queenstown HDB resale flat prices

Flat type

Queenstown HDB resale flat price (average)

1-room

N/A

2-room

$246,000

3-room

$348,000

4-room

$698,000

5-room

$833,000

Executive

$1,003,000

Multi-Generation

N/A

Source: HDB resale price index portal, average transaction prices, June 2019 to June 2020

Queenstown is the priciest mature heartland estate, with average prices for a 4-room HDB resale flat pushing the $700k mark.

If you have the cash to spare, why not? Queenstown is rich in history; it is Singapore’s first-ever satellite town and is home to Singapore’s oldest HDB flats at Stirling Road. 

With its mix of old-timers and young families, bring the little ones to see old-school activities such as songbird contests and Chinese chess. Residents also enjoy modern amenities such as furniture giant IKEA, Alexandra Central mall and Anchorpoint.

Other highlights of staying in Queenstown include speciality coffee joints, artisanal stores, healthcare facilities, community libraries, the MDIS campus and more.

Search for HDB resale flats in Queenstown now.

 

Sembawang HDB resale flat prices

Sembawang HDB resale flat prices

Flat type

Sembawang HDB resale flat price (average)

1-room

N/A

2-room

$223,000

3-room

$295,000

4-room

$353,000

5-room

$404,000

Executive

$481,000

Multi-Generation

N/A

Source: HDB resale price index portal, average transaction prices, June 2019 to June 2020

The oft-neglected north side of Singapore is seeing more action, with the new Canberra station and the upcoming Jurong Region Line. Still, prices in Sembawang are really affordable, even as new developments are announced.

The estate retains its quiet and peaceful vibe, yet is close to places with heavier foot traffic such as Woodlands and Yishun, as well as malls Sun Plaza and Sembawang Shopping Centre. The areas of Upper Thomson and Seletar are also within reach.

Some popular attractions near Sembawang are ORTO, Sembawang Hot Spring Park and Sembawang Park.

Search for HDB resale flats in Sembawang now.

 

Toa Payoh HDB resale flat prices

Toa Payoh HDB resale flat prices

Flat type

Toa Payoh HDB resale flat price (average)

1-room

N/A

2-room

$192,000

3-room

$269,000

4-room

$544,000

5-room

$723,000

Executive

$750,000

Multi-Generation

N/A

Source: HDB resale price index portal, average transaction prices, June 2019 to June 2020

Newer HDB resale flats in Toa Payoh are on the higher side, with a significant increase in prices for 4- or 5-room units as compared to 2- or 3-room ones.

After Queenstown, Toa Payoh is Singapore’s second satellite town. It is also where Singapore’s first fully air-conditioned bus interchange and MRT station was built. Home buyers would definitely be familiar with Toa Payoh, as this is where the HDB Hub is located.

Centrally located, Toa Payoh has excellent connectivity to most parts of the island, including the CBD, town, north, west and east regions. Although there is no shopping mall in Toa Payoh, the existing amenities (which include a golf course, swimming complex, SAFRA, stadium, park and community library) are more than sufficient for residents’ needs.

As announced by URA in its draft master plan 2019, Toa Payoh will see rejuvenation with improved connectivity through cycling paths and park connectors. The soon-to-open Thomson-East Coast Line will also serve this estate, as well as the upcoming Cross Island Line. In addition, the Toa Payoh Town Park will be enhanced with new sports and community facilities.

Search for HDB resale flats in Toa Payoh now.

 

Woodlands HDB resale flat prices

Woodlands HDB resale flat prices

Flat type

Woodlands HDB resale flat price (average)

1-room

N/A

2-room

$221,000

3-room

$259,000

4-room

$340,000

5-room

$405,000

Executive

$587,000

Multi-Generation

N/A

Source: HDB resale price index portal, average transaction prices, June 2019 to June 2020

If you stay in Woodlands, you’ll probably end up taking more shopping/eating trips to Johor Bahru than the average Singaporean. When leisure travel via the Causeway becomes available again, heading to JB from Woodlands will just feel like an extended bus/train ride — with your passport included.

The estate itself is lively, with the bustling Causeway Point and Woodlands Regional Library just beside Woodlands MRT Station. All the amenities you need are in this town, but HDB resale flat prices are really affordable — with the added incentive to save even more on groceries should you head to JB.

Search for HDB resale flats in Woodlands now.

 

Yishun HDB resale flat prices

Yishun HDB resale flat prices

Flat type

Yishun HDB resale flat price (average)

1-room

N/A

2-room

$221,000

3-room

$276,000

4-room

$366,000

5-room

$481,000

Executive

$585,000

Multi-Generation

$763,000

Source: HDB resale price index portal, average transaction prices, June 2019 to June 2020

There’s a running joke among Singaporeans that if anything sensational has to happen, it will happen in Yishun. 

Frankly, Yishun is a great location. It’s in north Singapore, yet central enough to be close to the city centre via MRT. There’s lush greenery here to enjoy as Yishun is bounded by Yishun Park, Yishun Pond, Yishun Town Garden and Lower Seletar Reservoir. 

Residents also enjoy amenities such as a shopping mall and cinema, healthcare facilities and educational institutes.

In addition, prices of a HDB resale flat in Yishun are still very wallet-friendly for its prime location. And did we mention Madam President Halimah Yacob’s family home is located here as well?

Search for HDB resale flats in Yishun now.

 

Open to HDB resale flats in other areas?

Check them out here:

Or, read our comprehensive overview of HDB resale flats prices and trends in Singapore

 

Ready to shop for HDB resale flats? 

Browse for resale flats via our PropertyGuru sales listings now!

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.  

Read Next