# 5-room HDB resale prices in 2026, every town ranked

_Updated 2026-10-09 · Lookup Data Team_

## Key takeaways
- Highest 5-room median: Central Area (S$1,480,000).
- Lowest 5-room median: Jurong West (S$635,000).
- Best value per remaining lease year: Sembawang (S$8,649 a year).
- Fastest rise since 2021: Clementi (+69%).

## 5-room HDB resale prices by town

Over the 12 months to October 2026, 5,655 5-room flats were resold across 26 towns. **Central Area** had the highest median (S$1,480,000) and **Jurong West** the lowest (S$635,000), a gap of S$845,000. Per remaining lease year, though, **Sembawang** is the best value (S$8,649 a year), while Jurong West's median buys 73 years of lease at S$8,699 a year.

| Town | Median price | Middle 50% | Per m² | Lease left | Per lease year | Sales |
|---|---|---|---|---|---|---|
| Central Area | S$1,480,000 | S$820,000–S$1,515,000 | S$13,832 | 83 yrs | S$17,831 | 25 |
| Queenstown | S$1,240,000 | S$1,050,888–S$1,395,000 | S$10,455 | 76 yrs | S$16,316 | 85 |
| Clementi | S$1,150,000 | S$835,000–S$1,380,000 | S$10,068 | 86 yrs | S$13,372 | 81 |
| Bukit Timah | S$1,107,500 | S$1,020,000–S$1,225,000 | S$9,078 | 61 yrs | S$18,156 | 24 |
| Bukit Merah | S$1,067,500 | S$890,000–S$1,220,000 | S$9,054 | 73 yrs | S$14,623 | 176 |
| Marine Parade | S$1,050,000 | S$920,000–S$1,110,000 | S$8,714 | 48 yrs | S$21,875 | 30 |
| Toa Payoh | S$1,038,888 | S$850,000–S$1,285,000 | S$8,333 | 69 yrs | S$15,056 | 141 |
| Ang Mo Kio | S$981,500 | S$785,000–S$1,167,888 | S$8,491 | 74 yrs | S$13,264 | 138 |
| Bishan | S$970,000 | S$915,000–S$1,100,000 | S$8,000 | 60 yrs | S$16,167 | 111 |
| Kallang/Whampoa | S$951,944 | S$839,999–S$1,100,000 | S$7,913 | 69 yrs | S$13,796 | 116 |
| Geylang | S$925,888 | S$808,888–S$1,100,000 | S$7,240 | 57 yrs | S$16,244 | 69 |
| Serangoon | S$838,000 | S$770,000–S$952,000 | S$6,869 | 62 yrs | S$13,516 | 67 |
| Tampines | S$815,000 | S$750,000–S$910,000 | S$6,520 | 69 yrs | S$11,812 | 553 |
| Bukit Batok | S$810,000 | S$760,000–S$845,000 | S$7,124 | 91 yrs | S$8,901 | 293 |
| Bedok | S$795,000 | S$700,000–S$888,000 | S$6,600 | 59 yrs | S$13,475 | 211 |
| Hougang | S$785,000 | S$710,000–S$873,000 | S$6,453 | 70 yrs | S$11,214 | 236 |
| Punggol | S$780,000 | S$661,888–S$868,000 | S$6,964 | 87 yrs | S$8,966 | 451 |
| Pasir Ris | S$731,000 | S$707,000–S$768,000 | S$5,813 | 66 yrs | S$11,076 | 226 |
| Jurong East | S$710,000 | S$640,000–S$780,000 | S$5,890 | 58 yrs | S$12,241 | 109 |
| Sengkang | S$700,000 | S$650,000–S$790,000 | S$6,172 | 75 yrs | S$9,333 | 557 |
| Bukit Panjang | S$698,000 | S$633,888–S$788,000 | S$6,065 | 74 yrs | S$9,432 | 211 |
| Yishun | S$690,000 | S$653,000–S$743,000 | S$5,868 | 67 yrs | S$10,299 | 249 |
| Choa Chu Kang | S$670,000 | S$615,088–S$710,000 | S$5,453 | 72 yrs | S$9,306 | 332 |
| Woodlands | S$655,000 | S$620,000–S$695,888 | S$5,449 | 71 yrs | S$9,225 | 510 |
| Sembawang | S$640,000 | S$595,000–S$718,000 | S$5,636 | 74 yrs | S$8,649 | 226 |
| Jurong West | S$635,000 | S$600,000–S$675,000 | S$5,458 | 73 yrs | S$8,699 | 428 |

## Best value per year of lease

A flat's remaining lease is what you're really buying: older towns look cheap but come with fewer years. Dividing each town's median price by its median remaining lease gives the price per lease year, Lookup's calculation, not an HDB figure.

| Rank | Town | Per lease year | Median price | Lease left |
|---|---|---|---|---|
| 1 | Sembawang | S$8,649 | S$640,000 | 74 yrs |
| 2 | Jurong West | S$8,699 | S$635,000 | 73 yrs |
| 3 | Bukit Batok | S$8,901 | S$810,000 | 91 yrs |
| 4 | Punggol | S$8,966 | S$780,000 | 87 yrs |
| 5 | Woodlands | S$9,225 | S$655,000 | 71 yrs |
| 6 | Choa Chu Kang | S$9,306 | S$670,000 | 72 yrs |
| 7 | Sengkang | S$9,333 | S$700,000 | 75 yrs |
| 8 | Bukit Panjang | S$9,432 | S$698,000 | 74 yrs |
| 9 | Yishun | S$10,299 | S$690,000 | 67 yrs |
| 10 | Pasir Ris | S$11,076 | S$731,000 | 66 yrs |

## Where 5-room prices rose fastest since 2021

| Town | Change 2021–2026 |
|---|---|
| Clementi | +69% |
| Ang Mo Kio | +55% |
| Central Area | +41% |
| Tampines | +41% |
| Bukit Batok | +40% |
| Queenstown | +37% |
| Serangoon | +37% |
| Sembawang | +35% |
| Geylang | +35% |
| Hougang | +34% |

## How we calculated this

Every 5-room transaction in HDB's resale flat prices dataset for the 12 months from November 2025 to October 2026. Medians, the middle 50% (25th–75th percentile) and price per m² are per town; towns with fewer than 10 sales are left out. "Lease left" is the median remaining lease of the flats sold. Compare other flat types in [HDB resale prices by town](/guides/hdb-resale-prices-by-town), or explore any town and flat type in the [HDB resale price explorer](/tools/hdb-resale-prices).

## Sources
- HDB, Resale flat prices based on registration date from Jan 2017 (data.gov.sg): https://data.gov.sg/datasets/d_8b84c4ee58e3cfc0ece0d773c8ca6abc/view

---
Source: Lookup (https://lookup.sg) · Data as of October 2026 · Listings compiled from Singapore government open data (data.gov.sg), OneMap and Overture Maps places. Free listings never show contact details; featured listings are labelled.