Which HDB town has the highest 5-room rental yield in Singapore?

Jurong West has the highest gross rental yield on a 5-room HDB flat, about 6.9%, from a median rent of $3,700 against a median resale price of $640,000. Gross yield is annual rent divided by resale price, before maintenance, tax, and vacancy.

What is a good rental yield for a 5-room HDB flat?

Gross rental yields on 5-room HDB flats in Singapore typically run from about 4% in pricey central towns to over 7% in older, more affordable towns. Gross yield is before maintenance, property tax, and vacancy, so the net return is lower.

Can I rent out my 5-room HDB flat for the yield?

Only after meeting the 5-year Minimum Occupation Period and getting HDB approval to sublet the whole flat. Yield figures here assume the whole flat is rented at the town's median rate.

5-Room HDB rental yield by town

26 towns ranked · Gross yield, 5-room · Updated monthly from data.gov.sg

The highest gross rental yield on a 5-room HDB flat is in Jurong West and Jurong East (around 6.9%), where resale prices are low relative to rent. The lowest is in Central Area (about 4.1%), where pricier flats hold yields down. Yields are computed across 26 towns with enough recent 5-room rentals.

Towns ranked by 5-room gross rental yield

Yield is annual rent ÷ resale price for a 5-room flat. Only towns with at least 10 recent 5-room rentals are ranked. Tap a town for rent across every flat type.

#	Town	Median rent /mo	Median resale	Gross yield
1	Jurong West	$3,700	$640,000	6.9%
2	Jurong East	$3,800	$712,500	6.4%
3	Woodlands	$3,300	$660,000	6%
4	Sembawang	$3,300	$658,000	6%
5	Choa Chu Kang	$3,250	$672,000	5.8%
6	Pasir Ris	$3,550	$735,000	5.8%
7	Yishun	$3,400	$715,000	5.7%
8	Sengkang	$3,300	$700,000	5.7%
9	Bedok	$3,650	$800,000	5.5%
10	Bukit Panjang	$3,250	$710,888	5.5%
11	Hougang	$3,475	$768,000	5.4%
12	Tampines	$3,650	$820,000	5.3%
13	Geylang	$4,000	$907,500	5.3%
14	Punggol	$3,300	$759,000	5.2%
15	Bukit Batok	$3,550	$815,000	5.2%
16	Serangoon	$3,600	$838,444	5.2%
17	Marine Parade	$4,100	$975,000	5%
18	Kallang/Whampoa	$4,000	$976,250	4.9%
19	Ang Mo Kio	$3,800	$960,000	4.8%
20	Bishan	$4,000	$990,000	4.8%
21	Bukit Merah	$4,250	$1,085,000	4.7%
22	Bukit Timah	$4,300	$1,118,000	4.6%
23	Toa Payoh	$4,000	$1,060,000	4.5%
24	Clementi	$4,200	$1,150,000	4.4%
25	Queenstown	$4,400	$1,230,000	4.3%
26	Central Area	$5,100	$1,490,000	4.1%

Gross yield is annual rent before maintenance, tax, and vacancy, so net return is lower. High yield often means a cheaper, older flat with a shorter lease. Renting out a whole HDB flat requires meeting the 5-year Minimum Occupation Period and HDB approval.

Source: HDB Renting Out of Flats and Resale Flat Prices, data.gov.sg (Singapore Open Data Licence). Cite as: CheckHowMuch, "5-Room HDB Rental Yield by Town (2026)", https://checkhowmuch.sg/rent/yield/5-room/.

Cheapest towns to rent → 4-room yield ranking → Rent by town →

How 5-room HDB rental yield differs across towns

Gross rental yield is the clearest way to compare HDB towns as an income asset: it divides a year of rent by the resale price. On a 5-room flat, Jurong West leads at about 6.9%, while Central Area sits near 4.1%. Yields run highest where resale prices are low relative to rent, which usually means older flats in non-central towns with shorter remaining leases. Central, mature towns rent for more in absolute terms but their high purchase prices pull yields down. The typical 5-room rent across towns is about $3,650 per month ($3,400–$4,000 across the middle half of leases). All figures come from Singapore's data.gov.sg open data and are updated monthly.