How Much Does a 4-Room HDB Cost in Singapore by Town?
For most buyers, the 4-room segment is the clearest benchmark in the HDB resale market. It is large enough to be liquid, common enough to compare across many towns, and close enough to owner-occupier demand that town medians become highly practical search benchmarks. The latest quarter shows a very wide spread between mature estates such as Queenstown, Toa Payoh, Clementi, and Bukit Merah, and more affordable outer-town options such as Jurong West, Jurong East, Woodlands, and Choa Chu Kang.
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Average town median
$691,809
Across 23 towns excluding Central Area, the average 4-room town median is $691,809.
Highest town median
$988,000
Queenstown is the most expensive mainstream 4-room town benchmark in the latest quarter.
Lowest town median
$548,500
Jurong West is the most affordable town benchmark in the latest quarter.
Price gap
$439,500
The spread between Queenstown and Jurong West is $439,500.
Ranking
Queenstown, Toa Payoh, Clementi, and Bukit Merah lead the 4-room price table
The latest quarter shows a clear mature-estate premium in the 4-room segment. Queenstown and Toa Payoh are already near the $1 million line, while Clementi and Bukit Merah sit just below them. For practical search intent, these are the towns that define the top end of the mainstream 4-room market.
| Town | 2025-Q3 4-room median | 2024-Q3 median | YoY change |
|---|---|---|---|
| Queenstown | $988,000 | $957,000 | +3.2% |
| Toa Payoh | $986,000 | $850,000 | +16.0% |
| Clementi | $946,900 | $745,000 | +27.1% |
| Bukit Merah | $930,000 | $900,000 | +3.3% |
| Kallang/Whampoa | $900,000 | $908,900 | -1.0% |
| Bishan | $777,500 | $730,000 | +6.5% |
| Punggol | $688,000 | $648,000 | +6.2% |
| Serangoon | $668,400 | $612,500 | +9.1% |
| Tampines | $660,000 | $630,000 | +4.8% |
| Sengkang | $650,000 | $628,000 | +3.5% |
Affordable Towns
Jurong West, Jurong East, Woodlands, and Choa Chu Kang remain the lower-cost 4-room benchmarks
At the more affordable end of the market, several outer and north-west towns still sit meaningfully below the national mature-estate tier. These towns matter because they capture the cleaner entry-level buying range for 4-room resale searchers comparing affordability rather than prestige.
| Town | 2025-Q3 4-room median | 2024-Q3 median | YoY change |
|---|---|---|---|
| Jurong West | $548,500 | $515,000 | +6.5% |
| Jurong East | $550,000 | $510,000 | +7.8% |
| Choa Chu Kang | $558,000 | $535,000 | +4.3% |
| Woodlands | $568,000 | $530,000 | +7.2% |
| Bukit Panjang | $570,000 | $531,000 | +7.3% |
| Yishun | $573,000 | $538,000 | +6.5% |
| Bedok | $589,000 | $540,000 | +9.1% |
| Ang Mo Kio | $604,000 | $568,000 | +6.3% |
| Sembawang | $610,000 | $568,000 | +7.4% |
| Hougang | $628,900 | $599,000 | +5.0% |
Momentum
Clementi and Toa Payoh have posted the sharpest mainstream 4-room gains
On a year-on-year basis, the strongest 4-room moves are not limited to the cheapest towns. Clementi and Toa Payoh show that mature-estate demand still has pricing power, while towns such as Jurong East, Sembawang, Bukit Panjang, and Woodlands show meaningful gains from a lower absolute base.
| Town | 2025-Q3 4-room median | 2024-Q3 median | YoY change |
|---|---|---|---|
| Clementi | $946,900 | $745,000 | +27.1% |
| Toa Payoh | $986,000 | $850,000 | +16.0% |
| Serangoon | $668,400 | $612,500 | +9.1% |
| Bedok | $589,000 | $540,000 | +9.1% |
| Jurong East | $550,000 | $510,000 | +7.8% |
| Sembawang | $610,000 | $568,000 | +7.4% |
| Bukit Panjang | $570,000 | $531,000 | +7.3% |
| Woodlands | $568,000 | $530,000 | +7.2% |
Quarterly Trend
The 4-room pricing gap between mature estates and outer towns has widened over time
The quarterly trend lines show the structural split in this segment. Queenstown, Bukit Merah, and Bishan remain in a different price band from Tampines, Punggol, Woodlands, Yishun, and Jurong East, even though the latter group has also moved up steadily since 2023.
Outliers
Most towns are still rising, but not every 4-room market moved the same way
The quarter-on-quarter dataset is not uniform. Geylang shows a sharp pullback from a previously high comparison base, while Kallang/Whampoa is broadly flat. The useful interpretation is that town medians can still swing, especially where the underlying pool of transactions is smaller or more mixed.
| Town | 2025-Q3 4-room median | 2024-Q3 median | YoY change |
|---|---|---|---|
| Geylang | $650,000 | $884,000 | -26.5% |
| Kallang/Whampoa | $900,000 | $908,900 | -1.0% |
| Queenstown | $988,000 | $957,000 | +3.2% |
| Bukit Merah | $930,000 | $900,000 | +3.3% |
| Sengkang | $650,000 | $628,000 | +3.5% |
| Choa Chu Kang | $558,000 | $535,000 | +4.3% |
| Tampines | $660,000 | $630,000 | +4.8% |
| Bukit Batok | $634,400 | $605,000 | +4.9% |
Search the database
Check the exact 4-room block you are pricing
Town medians are the starting point. Use the search tool when you want to see whether a specific block, street, or postal code is trading above or below that town-level 4-room benchmark.
Search property prices →Step-Up
The move from 4-room to 5-room varies a lot by town
For buyers choosing between a high-end 4-room flat and a larger 5-room unit, the town-level spread matters. In some towns such as Sengkang and Punggol the step-up is relatively modest, while in Ang Mo Kio, Bedok, Bukit Batok, and Tampines the gap is much wider.
| Town | 4-room median | 5-room median | Step-up |
|---|---|---|---|
| Punggol | $688,000 | $760,000 | $72,000 |
| Tampines | $660,000 | $830,000 | $170,000 |
| Sengkang | $650,000 | $700,000 | $50,000 |
| Bukit Batok | $634,400 | $810,000 | $175,600 |
| Pasir Ris | $633,000 | $740,000 | $107,000 |
| Hougang | $628,900 | $760,000 | $131,100 |
| Ang Mo Kio | $604,000 | $938,900 | $334,900 |
| Bedok | $589,000 | $800,900 | $211,900 |
| Woodlands | $568,000 | $677,500 | $109,500 |
| Jurong East | $550,000 | $720,000 | $170,000 |
Methodology
Sources
This guide uses official HDB resale records and links back to HDB and data.gov.sg references.
This guide uses the latest available quarter in the town flat-type resale table, which is 2025-Q3. The page focuses on 4-room HDB medians only. Central Area is excluded from the main ranking and summary stats because it behaves like a special low-volume zone rather than a typical HDB town.
- • The article uses the latest available quarterly HDB town median data, which is 2025-Q3.
- • The page focuses only on the 4-room slice because it is one of the most comparable and most practical HDB benchmarks across towns.
- • Central Area is excluded from the main summary statistics and narrative because its 4-room median behaves like a thin special zone rather than a typical HDB town benchmark.
- • Year-on-year comparisons use 2025-Q3 versus 2024-Q3.
- • The 4-room versus 5-room comparison only includes towns where both medians are available in the latest quarter.