Over the six months to August 2026, the cheapest towns for a 4-room resale flat were Jurong West (median $535,000), Woodlands and Yishun (both $550,000). For a 5-room flat they were Jurong West ($630,500), Sembawang ($644,444) and Woodlands ($655,000). Some towns look cheap only because their flats are old. Count only flats with at least 70 years of lease left and the cheapest 4-room towns become Woodlands ($560,444), Jurong West and Choa Chu Kang, both about $571,000.
How this ranking works
This guide uses every 4-room and 5-room resale deal in HDB's records from March to August 2026: 5,903 4-room and 3,156 5-room flats. Six months gives each town enough deals to be meaningful, and the figures are recent enough to use now. Towns with fewer than ten deals of a flat type are left out. For each town you get the median price, the median lease left and the median floor area. The last column is the median for flats with at least 70 years of lease left, shown where there were at least ten such deals.
That last column matters because the cheapest flat in a town is almost always its oldest. Lease affects how much CPF you can use and how big a loan you can get. HDB and CPF allow full use when the remaining lease covers the youngest buyer to age 95; less than that and the amount shrinks. For a 35-year-old buyer, a flat with 55 years left gets pro-rated CPF use, so a cheaper old flat can still need more cash upfront than a dearer flat with 75 years left, depending on CPF balances and the loan. Using CPF to buy an HDB flat sets out the rule.
Cheapest 4-room resale flats by town
| # | Town | Median price | Deals | Median lease left | Median size | Median, 70+ years left |
|---|---|---|---|---|---|---|
| 1 | Jurong West | $535,000 | 322 | 71 yrs | 96 sqm | $570,944 (168) |
| 2 | Woodlands | $550,000 | 457 | 71 yrs | 98 sqm | $560,444 (322) |
| 3 | Yishun | $550,000 | 431 | 61 yrs | 93 sqm | $600,000 (181) |
| 4 | Jurong East | $550,444 | 72 | 71 yrs | 94 sqm | $606,888 (37) |
| 5 | Choa Chu Kang | $550,888 | 277 | 72 yrs | 101 sqm | $571,000 (174) |
| 6 | Bukit Panjang | $570,500 | 202 | 72 yrs | 93 sqm | $611,500 (148) |
| 7 | Bedok | $600,000 | 280 | 60 yrs | 93 sqm | $860,000 (117) |
| 8 | Sembawang | $605,000 | 192 | 88 yrs | 93 sqm | $605,000 (192) |
| 9 | Hougang | $615,500 | 324 | 70 yrs | 93 sqm | $655,000 (169) |
| 10 | Bukit Batok | $630,000 | 336 | 91 yrs | 93 sqm | $670,000 (221) |
| 11 | Pasir Ris | $635,000 | 173 | 67 yrs | 105 sqm | $777,000 (35) |
| 12 | Ang Mo Kio | $636,500 | 158 | 55 yrs | 93 sqm | $984,084 (74) |
| 13 | Sengkang | $640,000 | 454 | 86 yrs | 93 sqm | $640,000 (454) |
| 14 | Marine Parade | $652,500 | 22 | 48 yrs | 87 sqm | — |
| 15 | Serangoon | $660,944 | 88 | 59 yrs | 93 sqm | — |
| 16 | Tampines | $668,000 | 500 | 69 yrs | 94 sqm | $768,000 (229) |
| 17 | Punggol | $680,000 | 470 | 88 yrs | 93 sqm | $680,000 (470) |
| 18 | Geylang | $758,888 | 129 | 63 yrs | 93 sqm | $960,000 (59) |
| 19 | Bishan | $788,000 | 109 | 63 yrs | 103 sqm | — |
| 20 | Clementi | $849,888 | 105 | 76 yrs | 92 sqm | $970,000 (58) |
| 21 | Kallang/Whampoa | $900,000 | 157 | 77 yrs | 93 sqm | $995,000 (98) |
| 22 | Bukit Merah | $935,000 | 225 | 78 yrs | 93 sqm | $980,000 (165) |
| 23 | Bukit Timah | $938,000 | 11 | 62 yrs | 104 sqm | — |
| 24 | Toa Payoh | $1,019,000 | 206 | 92 yrs | 93 sqm | $1,055,000 (167) |
| 25 | Queenstown | $1,038,000 | 159 | 89 yrs | 88 sqm | $1,060,000 (139) |
| 26 | Central Area | $1,176,500 | 44 | 84 yrs | 94 sqm | $1,330,000 (26) |
Three things stand out:
- Cheap and long leases: Woodlands, Jurong West, Choa Chu Kang and Bukit Panjang have medians of $535,000 to $570,500 and typically more than 70 years left. They are the best value for buyers who need full CPF use and a full loan.
- Cheap because old: Yishun (61 years left), Bedok (60) and Ang Mo Kio (55) rank low on the median alone. Count only flats with 70+ years left and Bedok's median jumps to $860,000 and Ang Mo Kio's to $984,084. Those are newer flats in mature towns, a different product.
- New-flat towns that aren't cheap: Sembawang ($605,000), Sengkang ($640,000) and Punggol ($680,000) have almost no old flats. Nearly every deal there has 70+ years left, so their median is what a young-lease flat costs.
Cheapest 5-room resale flats by town
| # | Town | Median price | Deals | Median lease left | Median size | Median, 70+ years left |
|---|---|---|---|---|---|---|
| 1 | Jurong West | $630,500 | 246 | 73 yrs | 113 sqm | $640,000 (162) |
| 2 | Sembawang | $644,444 | 102 | 74 yrs | 113 sqm | $644,444 (102) |
| 3 | Woodlands | $655,000 | 309 | 71 yrs | 121 sqm | $655,000 (226) |
| 4 | Choa Chu Kang | $663,500 | 178 | 72 yrs | 120 sqm | $672,500 (110) |
| 5 | Yishun | $685,000 | 147 | 68 yrs | 121 sqm | $731,500 (72) |
| 6 | Sengkang | $688,444 | 304 | 76 yrs | 112 sqm | $688,444 (304) |
| 7 | Bukit Panjang | $690,000 | 123 | 74 yrs | 113 sqm | $708,888 (97) |
| 8 | Jurong East | $720,000 | 55 | 71 yrs | 121 sqm | $766,944 (28) |
| 9 | Pasir Ris | $730,000 | 125 | 68 yrs | 125 sqm | $941,500 (10) |
| 10 | Hougang | $760,000 | 132 | 71 yrs | 120 sqm | $795,000 (72) |
| 11 | Bedok | $770,000 | 114 | 58 yrs | 120 sqm | $862,500 (32) |
| 12 | Punggol | $784,000 | 258 | 88 yrs | 112 sqm | $784,000 (258) |
| 13 | Bukit Batok | $809,000 | 180 | 92 yrs | 113 sqm | $819,500 (156) |
| 14 | Tampines | $812,500 | 310 | 70 yrs | 121 sqm | $924,000 (144) |
| 15 | Serangoon | $838,000 | 37 | 62 yrs | 121 sqm | $829,500 (10) |
| 16 | Kallang/Whampoa | $968,444 | 54 | 70 yrs | 119 sqm | $1,036,944 (28) |
| 17 | Bishan | $970,000 | 62 | 61 yrs | 121 sqm | — |
| 18 | Geylang | $978,444 | 32 | 58 yrs | 122 sqm | $1,220,000 (11) |
| 19 | Bukit Merah | $1,030,000 | 99 | 74 yrs | 115 sqm | $1,140,000 (55) |
| 20 | Ang Mo Kio | $1,035,000 | 80 | 79 yrs | 117 sqm | $1,171,444 (46) |
| 21 | Marine Parade | $1,050,000 | 17 | 48 yrs | 120 sqm | — |
| 22 | Toa Payoh | $1,060,000 | 75 | 70 yrs | 120 sqm | $1,380,000 (33) |
| 23 | Bukit Timah | $1,109,000 | 14 | 61 yrs | 122 sqm | — |
| 24 | Clementi | $1,200,000 | 39 | 86 yrs | 113 sqm | $1,328,000 (27) |
| 25 | Queenstown | $1,288,888 | 49 | 80 yrs | 113 sqm | $1,359,000 (32) |
| 26 | Central Area | $1,480,000 | 15 | 84 yrs | 107 sqm | $1,490,000 (12) |
For 5-room flats the lease effect is smaller. Jurong West, Sembawang, Woodlands and Choa Chu Kang all have medians between $630,500 and $663,500 with typical leases above 70 years. The step up from a 4-room flat in the same town is small: about $95,000 in Jurong West, $105,000 in Woodlands and $113,000 in Choa Chu Kang, for roughly 20 extra square metres. In mature estates it is much bigger. That is why many families upgrade to a 5-room flat in the north and west rather than a 4-room in the centre.
What the cheapest flats actually sold for
The lowest single price in the six months was $385,000 for a 4-room flat in Woodlands. Every 4-room flat that sold below $420,000 had about 50 years of lease or less left, and almost all of those up to $440,000 had under 60 years. If your budget is near those prices, expect a short lease, possible upgrading works and a smaller CPF limit. Check the lease and the block's upgrading history, not just the price. The quarter-by-quarter picture is in HDB resale prices 2Q 2026 by town.
Stretching the budget: grants and loans
First-timers buying a resale flat may be able to take a CPF housing grant, the Enhanced CPF Housing Grant and the Proximity Housing Grant. Together they can reduce a Jurong West 4-room flat's effective price by a large share. The resale grants guide and EHG guide set out the current amounts and the 2026 income ceilings from the August changes. For the loan, HDB loan eligibility and HDB loan vs bank loan cover the options, and the downpayment guide shows how much cash you need upfront. Private property owners, who can now buy without the wait-out, should read the wait-out guide first.
Your next steps
- Set a price ceiling with the affordability calculator, including grants and your CPF balance.
- Shortlist two or three towns from the tables and open each town page for street-level prices.
- Get your HFE letter before you view seriously, so you know your grants and loan.
- If you are also selling, get a valuation and check the selling timeline.
Book a 15-minute call with me to compare specific blocks in the towns you are considering. For newer homes, the new launch calendar lists every condo and EC coming up.
Sources and review date
Reviewed 17 Sep 2026. All prices are my own analysis of HDB's resale flat prices dataset on data.gov.sg (Singapore Open Data Licence), downloaded 17 September 2026, for deals registered March to August 2026. Remaining lease is as recorded at the time of sale. CPF and loan lease rules are from HDB and CPF Board; confirm your own limits with CPF's home-purchase tools before committing.
Frequently asked questions
Which town has the cheapest 4-room HDB resale flats in 2026?
Jurong West had the lowest 4-room median over March to August 2026 at $535,000, followed by Woodlands and Yishun at $550,000. Counting only flats with at least 70 years of lease left, Woodlands was cheapest at a median of $560,444.
Which town has the cheapest 5-room HDB resale flats?
Jurong West, with a 5-room median of $630,500 over March to August 2026, followed by Sembawang at $644,444 and Woodlands at $655,000. All three typically sell 5-room flats with more than 70 years of lease left.
Why are some mature-town 4-room flats so cheap?
Because they are old. Ang Mo Kio’s median 4-room resale flat had 55 years of lease left and Bedok’s 60, which pulls their medians down. Among flats with 70 or more years left, the medians were $984,084 in Ang Mo Kio and $860,000 in Bedok.
What is the cheapest 4-room HDB flat sold recently?
The lowest 4-room price between March and August 2026 was $385,000 in Woodlands. Flats at that level are nearly always in the oldest blocks, so check the remaining lease, CPF usage limits and loan eligibility before treating a low price as a bargain.
This guide is general market information, not financial advice. Medians describe past transactions; grants, CPF usage and loans are decided by HDB, CPF Board and banks on your own application. Verify your eligibility before you commit.