Which Town Has the Cheapest HDB? (2026)
The most affordable HDB town in Singapore is Ang Mo Kio, with a median resale price of $391,168 as of Jul 2026.
Where the cheapest HDB flats actually are
The cheapest HDB town in Singapore is Ang Mo Kio, with a median resale price of around $391,168, followed by Yishun and Bukit Batok. The ranking holds a surprise: the most affordable towns are not all far-flung non-mature estates. Mature towns like Ang Mo Kio and Bedok rank among the cheapest for a specific reason, a deep base of older, smaller 3-room flats with shorter leases that pulls their medians down.
Alongside those mature towns sit the large northern and western estates you would expect, Yishun, Bukit Batok, Jurong West, and Woodlands, where deep supply and longer commutes keep prices down. Cheap is relative, though, and the right frame is value rather than headline price. A low median can reflect either a genuinely affordable town with long-lease supply, or an older stock where remaining lease is the real cost. The two are very different buys. See why Yishun sits near the top on supply, why 3-room flats dominate the affordable end, and read how lease decay affects value so a low price does not turn into a short-lease trap.
All 26 HDB Towns Ranked by Lowest Price
| Rank | Town | Median Price | 5-Year Trend | Blocks |
|---|---|---|---|---|
| #1 | Ang Mo Kio | $391,168 | +32.6% | 363 |
| #2 | Yishun | $420,000 | +33.2% | 640 |
| #3 | Bukit Batok | $424,000 | +30.3% | 419 |
| #4 | Clementi | $448,000 | +26.3% | 185 |
| #5 | Jurong East | $450,000 | +26.9% | 224 |
| #6 | Bedok | $460,000 | +32.5% | 506 |
| #7 | Jurong West | $464,000 | +29.6% | 715 |
| #8 | Woodlands | $470,000 | +35.1% | 689 |
| #9 | Bukit Panjang | $471,000 | +31.7% | 335 |
| #10 | Geylang | $475,000 | +33.0% | 253 |
| #11 | Sembawang | $480,000 | +33.9% | 247 |
| #12 | Choa Chu Kang | $485,000 | +31.2% | 518 |
| #13 | Hougang | $487,500 | +38.4% | 580 |
| #14 | Central Area | $497,944 | +25.6% | 64 |
| #15 | Sengkang | $505,000 | +38.9% | 618 |
| #16 | Punggol | $510,000 | +38.9% | 485 |
| #17 | Serangoon | $520,000 | +36.3% | 227 |
| #18 | Marine Parade | $521,500 | +24.9% | 54 |
| #19 | Toa Payoh | $540,000 | +31.7% | 296 |
| #20 | Tampines | $545,000 | +36.0% | 791 |
| #21 | Pasir Ris | $568,000 | +35.6% | 428 |
| #22 | Kallang/Whampoa | $600,000 | +28.9% | 273 |
| #23 | Bukit Merah | $645,000 | +24.8% | 360 |
| #24 | Bishan | $672,500 | +35.2% | 228 |
| #25 | Queenstown | $720,000 | +24.9% | 195 |
| #26 | Bukit Timah | $823,000 | +31.6% | 26 |
Cheapest Town for Each Flat Type
Town-level medians can hide flat-type differences. Here is the most affordable town for each HDB flat type (towns with at least five blocks of that type), with the next two cheapest for comparison.
| Flat Type | Cheapest Town | Median Price | 2nd Cheapest | 3rd Cheapest |
|---|---|---|---|---|
| 2 Room | Toa Payoh | $247,500 | Ang Mo Kio ($255,000) | Geylang ($262,500) |
| 3 Room | Geylang | $333,888 | Toa Payoh ($340,000) | Bedok ($354,000) |
| 4 Room | Ang Mo Kio | $394,888 | Bukit Batok ($402,000) | Yishun ($415,000) |
| 5 Room | Sembawang | $477,500 | Jurong West ($478,000) | Woodlands ($480,000) |
| Executive | Ang Mo Kio | $362,500 | Clementi ($414,000) | Sembawang ($524,500) |
Frequently Asked Questions
Which is the most affordable HDB town in Singapore?
Ang Mo Kio is the most affordable HDB town with a median resale price of $391,168.
What are the top 5 most affordable HDB towns?
1. Ang Mo Kio ($391,168). 2. Yishun ($420,000). 3. Bukit Batok ($424,000). 4. Clementi ($448,000). 5. Jurong East ($450,000).
Why are some HDB towns cheaper than others?
More affordable towns tend to be further from the city centre, have newer developments with lower initial pricing, or contain older flats with shorter remaining leases.
What is the cheapest town for a 4 room HDB flat?
Ang Mo Kio has the lowest median 4 room HDB price at $394,888 across 286 blocks.
What is the cheapest town for a 5 room HDB flat?
Sembawang has the lowest median 5 room HDB price at $477,500 across 161 blocks.
What is the price gap between the cheapest and most expensive HDB towns?
The median flat in the most expensive town (Bukit Timah, $823,000) costs roughly 2.1x the median in the cheapest town (Ang Mo Kio, $391,168), a gap of $431,832.
Related Questions
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