HDB resale prices Q3 2026: an upgrader's budget check

HDB resale prices were little changed in the third quarter of 2026 by our count of the Housing & Development Board's own transaction records. The median 4-room flat resold for S$628,000 across 3,268 resales registered from July to September 2026, and the median 5-room flat for S$740,944 across 1,820. What did change was volume: both flat types recorded more resales than from April to June.

For a household planning to sell a flat and buy a new launch, the median is a starting point, not a valuation. This page gives the medians by flat type and town, then works through how much of a sale price actually reaches the next purchase, using CPF Board and IRAS rules.

What did HDB resale flats sell for from July to September 2026?

By flat type, for resales registered in the quarter (our calculation from HDB's dataset):

• 3-room: median S$435,000; middle half S$388,000 to S$518,000.
• 4-room: median S$628,000; middle half S$550,000 to S$738,000.
• 5-room: median S$740,944; middle half S$655,000 to S$868,916.
• Executive: median S$920,000; middle half S$830,000 to S$1,004,444.

HDB notes on the dataset page that resale prices "should be taken as indicative only" and that the records exclude transactions that may not reflect the full market price, such as resales between relatives. We could not open HDB's own quarterly price index release, so this page makes no claim about it.

Did prices change from the April to June quarter?

Hardly, on medians. The 4-room monthly median moved within about S$17,000, between S$620,944 and S$638,000, over the six months. The 5-room monthly median was S$735,000, S$740,000 and S$738,000 from April to June, then S$730,000, S$740,000 and S$758,888 from July to September.

Volume moved more. 4-room resales rose by about 21% between the two quarters and 5-room resales by about 28% (our arithmetic). The dataset records registrations, and it does not explain why volume rose, so we do not attribute the change to any cause.

Which towns are highest and lowest for 5-room flats?

Medians for 5-room resales from July to September 2026 in towns with at least 100 resales, our calculation:

• Punggol: S$795,000 (167 resales).
• Tampines: S$794,444 (184).
• Sengkang: S$690,000 (175).
• Choa Chu Kang: S$657,500 (102).
• Woodlands: S$650,000 (154).
• Jurong West: S$630,000 (113).

Mature towns with fewer resales sit higher: Queenstown's 28 five-room resales had a median of S$1,235,000 and Toa Payoh's 54 a median of S$990,000. Small counts swing easily, so read your own block's recent records, not a town median.

How much of a sale price reaches your next purchase?

Less than the price itself. CPF Board's guide to buying your next home (last updated 1 September 2026) defines sales proceeds as "the amount left from the selling price, after paying off your outstanding housing loan and making the required CPF refund". The refund is the CPF you used plus accrued interest, and below age 55 it is credited mainly back to your Ordinary Account, where it can go towards the next home.

An illustrative worked example. Nadia and Kumar, both Singapore Citizens under 55, are fictional; their loan and CPF figures are assumptions, not typical values.

1. Sale price: S$671,000, the July to September median for a 4-room flat in Tampines (294 resales).
2. Outstanding loan repaid: S$180,000 (assumed).
3. CPF refund with accrued interest: S$260,000 (assumed), returned to their CPF accounts.
4. Cash left: S$231,000, before agent and legal fees.
5. Next purchase: a two-bedroom at S$1.498 million, the starting price CDL published for Lucerne Grand. Buyer's Stamp Duty at IRAS's residential rates is S$44,520 (our calculation; check it with our BSD and ABSD calculator).

If they buy the new launch before selling the flat, the purchase is their second residential property. IRAS's ABSD page sets 20% for a Singapore Citizen's second property, S$299,600 on that price, payable upfront. IRAS's married couple remission page (last updated 13 August 2026) allows a refund if, among other conditions, the first home is sold within six months after the purchase date of a completed property, or after the issue date of the TOP or Certificate of Statutory Completion (whichever is earlier) of an uncompleted one, and the couple applies within six months of that sale. IRAS says it will not extend the six-month timeline.

Two other rules sit before any of this. URA's buying property page says HDB flat owners must meet the minimum occupation period before buying private property. And the starting price is CDL's figure from its 16 September 2026 release, used here only as a real price point.

A checklist before you list your flat

1. Pull the last six months of resales for your block and flat type from HDB's dataset, not just the town median.
2. Ask CPF Board's tools for your actual refund figure, and your bank for the loan balance.
3. Decide the order: sell first, or buy first and work to IRAS's six-month timeline.
4. Compare the new launch with a resale condo on total cost, as in our new versus resale costs guide and upgrade decision guide.

For an executive condominium instead, read our EC income ceiling update. More comparisons sit under comparisons.

Common questions