How Much Does a 5-Room HDB Cost in Singapore by Town?
The 5-room segment sits in a different budget band from 4-room HDB flats and is one of the cleanest long-tail buying queries in the resale market. The latest quarter shows 5-room prices clustering around the mid-$700,000s across many towns, but with meaningful divergence between upper-end towns such as Ang Mo Kio, Tampines, Bedok, and Bukit Batok and lower-cost options such as Jurong West, Choa Chu Kang, Woodlands, and Sembawang.
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Average town median
$747,550
Across 16 towns with usable 5-room medians, the average town median is $747,550.
Highest town median
$938,900
Ang Mo Kio leads the latest quarter in the 5-room market.
Lowest town median
$645,000
Jurong West is the lowest town benchmark in the latest quarter.
Top-to-bottom gap
$293,900
The difference between Ang Mo Kio and Jurong West is $293,900.
Ranking
Ang Mo Kio, Tampines, Bedok, and Bukit Batok lead the 5-room price table
The top of the 5-room market is different from the top of the 4-room market because standard 5-room stock is concentrated in a different set of towns. Ang Mo Kio leads the pack, while Tampines, Bedok, and Bukit Batok sit in the next tier of higher-price 5-room markets.
| Town | 2025-Q3 5-room median | 2024-Q3 median | YoY change |
|---|---|---|---|
| Ang Mo Kio | $938,900 | $920,000 | +2.1% |
| Tampines | $830,000 | $730,000 | +13.7% |
| Bukit Batok | $810,000 | $770,000 | +5.2% |
| Bedok | $800,900 | $738,400 | +8.5% |
| Geylang | $780,000 | $800,000 | -2.5% |
| Punggol | $760,000 | $725,000 | +4.8% |
| Hougang | $760,000 | $738,900 | +2.9% |
| Pasir Ris | $740,000 | $700,000 | +5.7% |
Affordable Towns
Jurong West, Choa Chu Kang, Woodlands, and Sembawang remain the lower-cost 5-room benchmarks
On the more affordable side, several north-west and west towns continue to anchor the lower 5-room budget range. This is the cleaner long-tail comparison set for buyers who want a larger HDB footprint without moving into the priciest mature-town market.
| Town | 2025-Q3 5-room median | 2024-Q3 median | YoY change |
|---|---|---|---|
| Jurong West | $645,000 | $600,000 | +7.5% |
| Choa Chu Kang | $661,500 | $628,000 | +5.3% |
| Woodlands | $677,500 | $640,000 | +5.9% |
| Sembawang | $685,500 | $620,000 | +10.6% |
| Sengkang | $700,000 | $680,000 | +2.9% |
| Jurong East | $720,000 | $700,000 | +2.9% |
| Yishun | $720,500 | $678,000 | +6.3% |
| Bukit Panjang | $731,000 | $661,000 | +10.6% |
Momentum
Tampines, Bukit Panjang, and Sembawang show the strongest 5-room gains
The current momentum leaders are not only the most expensive towns. Tampines stands out with a sharp year-on-year increase, while Bukit Panjang and Sembawang show that the bigger-flat market has also been repricing meaningfully outside the mature-estate spotlight.
| Town | 2025-Q3 5-room median | 2024-Q3 median | YoY change |
|---|---|---|---|
| Tampines | $830,000 | $730,000 | +13.7% |
| Bukit Panjang | $731,000 | $661,000 | +10.6% |
| Sembawang | $685,500 | $620,000 | +10.6% |
| Bedok | $800,900 | $738,400 | +8.5% |
| Jurong West | $645,000 | $600,000 | +7.5% |
| Yishun | $720,500 | $678,000 | +6.3% |
| Woodlands | $677,500 | $640,000 | +5.9% |
| Pasir Ris | $740,000 | $700,000 | +5.7% |
Quarterly Trend
The 5-room market has moved steadily higher since 2023, but not at the same pace in every town
The trend lines show broad upward movement across the main 5-room towns, but the slope differs by location. Ang Mo Kio is now clearly above the rest, while Tampines and Bedok have also moved into a higher band than Woodlands, Jurong West, and Bukit Panjang.
Outliers
Most towns are rising, but the 5-room market is still uneven
The latest quarter is not a straight-line story. Geylang is down year on year, while several towns such as Hougang, Jurong East, and Sengkang are rising more gradually. That matters because the 5-room segment is thinner than 4-room and can reprice differently across towns.
| Town | 2025-Q3 5-room median | 2024-Q3 median | YoY change |
|---|---|---|---|
| Geylang | $780,000 | $800,000 | -2.5% |
| Ang Mo Kio | $938,900 | $920,000 | +2.1% |
| Hougang | $760,000 | $738,900 | +2.9% |
| Jurong East | $720,000 | $700,000 | +2.9% |
| Sengkang | $700,000 | $680,000 | +2.9% |
| Punggol | $760,000 | $725,000 | +4.8% |
| Bukit Batok | $810,000 | $770,000 | +5.2% |
| Choa Chu Kang | $661,500 | $628,000 | +5.3% |
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The 5-room premium over 4-room flats varies sharply by town
The bigger-flat premium is not constant. In Ang Mo Kio and Bedok, the jump from 4-room to 5-room is very large, while in Woodlands, Pasir Ris, and Choa Chu Kang the step-up is noticeably smaller. That gives buyers a cleaner way to compare whether the extra space is priced aggressively in each town.
| Town | 5-room median | 4-room median | 5-room premium |
|---|---|---|---|
| Ang Mo Kio | $938,900 | $604,000 | $334,900 |
| Bedok | $800,900 | $589,000 | $211,900 |
| Bukit Batok | $810,000 | $634,400 | $175,600 |
| Jurong East | $720,000 | $550,000 | $170,000 |
| Tampines | $830,000 | $660,000 | $170,000 |
| Bukit Panjang | $731,000 | $570,000 | $161,000 |
| Yishun | $720,500 | $573,000 | $147,500 |
| Hougang | $760,000 | $628,900 | $131,100 |
| Geylang | $780,000 | $650,000 | $130,000 |
| Woodlands | $677,500 | $568,000 | $109,500 |
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. It focuses only on 5-room HDB medians. Only towns with non-null 5-room medians are included, which means the dataset is narrower than the 4-room market because some mature estates have little or no standard 5-room stock.
- • The article uses the latest available quarterly HDB town median data, which is 2025-Q3.
- • The page focuses only on the 5-room slice, which is narrower than the 4-room market because some towns have little or no standard 5-room stock.
- • Only towns with non-null 5-room medians are included in the analysis.
- • Year-on-year comparisons use 2025-Q3 versus 2024-Q3.
- • The 5-room versus 4-room comparison only includes towns where both medians are available in the latest quarter.