By Gary Lim, ERA Senior Division Director (CEA R009877B) · 17+ years, 500+ transactions · Updated 11 September 2026

Here’s a fact that surprises almost everyone I show it to. The most expensive flat ever sold in Kallang/Whampoa is not in one of the 40-storey towers at Boon Keng. It is a 52-year-old, two-storey HDB terrace on Jalan Ma’mor, officially classed as a 3-room flat, which changed hands for $1.568 million in July 2024. So if you are researching kallang whampoa hdb resale in 2026, the first thing to know is that “the town median” tells you almost nothing. This town has two record books, not one.

The terrace sits roughly two kilometres from City View @ Boon Keng, the 2011 DBSS project whose 5-room flats keep breaking the town’s high-rise record. Between them sit 1970s blocks on Whampoa Drive and Kallang Bahru trading in the low $300,000s. I’ve been selling HDB and private homes for 17 years, mostly in D19 and D20, and I can’t think of a town with a wider gap between its young and old stock. Kallang/Whampoa is the 14th town in my HDB series, and it’s the one where you most need to know which street you’re on.

This guide covers the records, the sub-markets, the flat-type medians, how the town stacks up against the 13 towns before it, the private supply building up along the Kallang River, two worked financing cases, and playbooks for sellers and buyers.

Kallang/Whampoa at a glance

A word on data before we go further. Homejourney, ShiokNest, CheckHowMuch and HDB Insights all pull from the same HDB resale records, but they use different windows and different block counts. I’ve labelled every figure with its source. Where two providers disagree, I give you the range instead of picking the one that sounds better.

Kallang Whampoa HDB resale records: two record books

When I started on this town, the working assumption was that City View @ Boon Keng held every top spot. A May 2025 report said all five of the town’s most expensive resales had come from that one project. That claim doesn’t hold up once you include the terraces. Here is the corrected record board.

Sources: 99.co and Mothership (terraces), AsiaOne (City View $1.55m), Stacked (Blk 46 Bendemeer), Mothership and EdgeProp (Kallang Trivista), HDB Insights (latest deals and the all-time highest-price line). The psf figure for City View is my own calculation, because the published one was clearly a typo.

Two corrections worth pointing out. First, the “93 million-dollar transactions” figure that circulates for this area belongs to City View @ Boon Keng alone, as of May 2025. It is not a town total. The town total is much bigger: HDB Insights counts 536 million-dollar resales in Kallang/Whampoa since 2013, fourth in Singapore after Toa Payoh, Bukit Merah and Queenstown. Second, City View’s run is real. It went $1.49m in May 2025, $1.54m in September 2025 and $1.55m in October 2025. Original buyers paid roughly $536,000 to $727,000 at launch, according to Stacked. That’s close to a million dollars of gross gain on one HDB flat.

For context: August 2026 was the national record month with 201 million-dollar flats (SRX flash). Toa Payoh led mature estates with 32, Queenstown 26, Bukit Merah 21. Kallang/Whampoa didn’t make the top three that month, and that’s the point. It doesn’t produce million-dollar flats at Toa Payoh’s volume. It produces them from a small group of young towers and one-off terraces, while most of the town trades far below.

One town, five markets

I split Kallang/Whampoa into five sub-markets. If you’re buying or selling here, work out which one you’re in before you look at any median.

1. The Whampoa terraces (Jalan Bahagia, Jalan Ma’mor, Jalan Tenteram)

Low-rise HDB terraces from the early 1970s, one of only two such clusters in Singapore. 99.co estimates about 200 units here, with another 84 at Stirling Road. They are officially 3-room flats, so they show up in 3-room statistics and distort them. Buyers are paying for land, a courtyard and rarity, and they accept a lease in the 40s to get it. CheckHowMuch’s dearest street median, Jalan Ma’mor at about $880,000, comes largely from this stock on thin volume.

2. The DBSS and young BTO towers (Boon Keng Road, Upper Boon Keng, Towner, St George’s Lane)

City View @ Boon Keng (714 units, three 40-storey blocks, 2011), Kallang Trivista (2016) and the newer Towner and St George’s towers. Leases of 80 to 92 years, river or city views, a walk to Boon Keng or Kallang MRT. These set the high-rise records. Boon Keng Road’s street median is about $864,000, and the town’s $1m+ 4-rooms come almost entirely from here.

3. The 1990s big-flat belt (Bendemeer Road, Jalan Tenteram, McNair)

Executives and 5-rooms built around the early-to-mid 1990s, with roughly 65 to 70 years left. These are the 1,500-sqft flats downsizers and multi-generation families look for. Blk 46 Bendemeer set the executive record in June 2026 at $1.412m, on only 64 executive units in the block. More on this flat type in my executive maisonette price guide.

4. The 1970s core (Whampoa Drive, Whampoa West, Kallang Bahru, Jalan Batu, Lorong Limau, Beach Road)

This is where the town gets its 67% short-lease figure. Street medians here run from $300,000 (Lorong Limau) to about $418,000, and many blocks are down to the 40s on remaining lease. You get central location at a low entry price, and each year the lease gets shorter.

5. The PLH / Prime / Plus pipeline (Farrer Park, Rajah, Tenteram, Kallang, Crawford, Tanjong Rhu)

About 8,700 new flats launched in 2023–2025 across ten projects, most of them under the Prime Location Housing, Prime or Plus models. They carry a 10-year MOP and resale conditions, and Tanjong Rhu Parc Front has a 9% subsidy clawback. None of them will reach the open resale market this decade. For the rules, see plus-prime-standard-bto-difference.

In Kallang/Whampoa, knowing the block number tells you more about price than knowing the town. I tell every client that before we look at a single listing.

Kallang Whampoa HDB resale prices by flat type

Look at the jump from 3-room to 4-room. The median doubles, from $452,000 to $905,000. In most towns I cover, a 4-room costs 1.3 to 1.5 times a 3-room. Here it’s 2.0 times. The flats aren’t twice as big. The difference comes from who owns them. Most 3-rooms in this town are 1970s stock in the Whampoa and Kallang Bahru core. Most 4-rooms are in the young towers. You’re comparing a 45-year lease with a 90-year lease and calling both “Kallang/Whampoa”.

The 4-room is also where the town beats the national median by the widest margin, 43.9%. That’s higher than the premium for 5-rooms (+31%) or executives (+9.9%). The 5-room median sits only about 7% above the 4-room, because many of the town’s 5-rooms are 1990s Bendemeer and Tenteram flats with shorter leases. The ShiokNest 3-room average ($504k) is well above the Homejourney median ($452k), which is what you’d expect when a few $1m+ terraces are counted as 3-rooms.

A rough central-fringe benchmark: the Kallang/Whampoa town median of ~$727,000 sits below Bukit Merah’s ~$790,000 (see bukit-merah-hdb-resale-2026). But its 4-room median beats Bukit Merah’s town median by more than $100,000. The town median is being pulled down by the 1970s core, while the young stock prices like the most expensive estates in Singapore.

How it compares with the rest of the series

Every town in this series gets the same three tests: how much of the stock is under 60 years’ lease, how far apart the dearest and cheapest streets are, and how liquid the market is.

What the three numbers say:

• Lease: 67% of blocks under 60 years is effectively level with Bedok for the oldest stock in the series, and ten points worse than Toa Payoh. Two-thirds of this town is on a clock.
• Street spread: about 183%, the widest I’ve measured, roughly two and a half times Serangoon’s 74%, which I had considered extreme. Leave out the terraces and use Boon Keng Road ($864,000) as the dearest street, and the gap is still about 178%. If you count Lorong Limau ($300,000) as the cheapest, it’s closer to 190%. However you measure it, nothing else in the series comes near.
• Volume: about 750 deals a year. That’s twice Serangoon, but well under Bukit Merah’s 964. The market is liquid enough for the main sub-markets, but terraces and executives trade in single digits, so you have few comparables to price them against.

Put together: old stock, an extreme split between streets, and moderate liquidity. The earlier towns that looked similar, such as Serangoon serangoon-hdb-resale-2026, were milder versions of what you see here.

Supply math: the river is where the new homes go

In most towns, “supply” means new BTOs and MOP waves. In Kallang/Whampoa, the resale supply for the next decade is largely fixed, because the recent BTOs are locked behind 10-year MOPs. What’s changing is the private supply along the Kallang River, and that changes the price reference for every HDB block nearby.

Now the arithmetic. The HDB resale market here does about 750 deals a year. Along the river, the pipeline of planned private homes (Kallang Close, Kallang Distripark and Kampong Bugis) adds up to roughly 6,700 to 7,000 units. The Kallang Close site went for $1,415 psf per plot ratio. According to EdgeProp’s report on the Kallang Close tender, four developers bid and analysts put breakeven-plus pricing at around $2,700–2,800 psf.

That’s the context for the Land Betterment Charge jump. LBC is what developers pay SLA to intensify or change the use of private land. HDB owners do not pay it. It isn’t a tax on your flat. But it’s SLA’s formal estimate of what development land in each sector is worth, and Sector 54 (Kallang) rose 29.1% on 1 September. According to TRIBE’s analysis, which I’m treating as single-source until I’ve checked SLA’s full table, that was mainly because of the Kallang Close award. I explain how LBC works and why it decides en bloc outcomes in my Land Betterment Charge guide.

My take: when land next to your block is re-rated nearly 30% in one revision, and new private homes nearby are expected at $2,800+ psf, a young 4-room at $1,230 psf starts to look like the cheaper way to live on the same river. That supports the tower sub-market. It does very little for a 1970s block with 45 years left, because the lease caps what buyers will pay regardless of what the land next door is worth. The land value belongs to the state when the lease expires, not to the flat owner.

Kallang Riverside, completed in 2019, is the nearest private comparison. You can see its layouts on our Kallang Riverside floor plan page. Its river-view units give buyers an idea of what riverside living costs before Kallang Close launches.

Two financing cases, worked

Assumptions: bank rate around 1.40% (2-year fixed), HDB concessionary 2.6%, MAS stress test at 4%, 30% Mortgage Servicing Ratio (MSR). Loan at 75% LTV for bank loans. Rounded. Run your own numbers with the free calculators at listings.sg/tools.

Case A: a young 4-room in the towers, $1,000,000

Result: the bank loan costs about $665 a month less at today’s rates, but you need a bigger down payment and a higher income to pass the stress test. With 90-plus years of lease, there’s no age-95 pro-rating to worry about. Pay above valuation and the difference is cash. The HDB-vs-bank decision is covered in hdb-loan-vs-bank-loan.

Case B: a 1970s 3-room in Whampoa, $390,000, 47 years left

Same flat, same price, different result depending on the buyer’s age. The age-95 rule means the old Whampoa stock suits older buyers, including downsizers and empty-nesters who want to be near town. Younger buyers get pro-rated CPF and loan amounts and need more cash for a flat that will be harder to resell. I have this conversation every month with upgrader clients: a flat with 45 years left can be a sensible home at 55 and a poor buy at 32. For a side-by-side, read newly-MOP HDB vs older resale HDB.

Seller playbook

1. Price against your sub-market, not the town. The town median of ~$727,000 is meaningless for a City View 5-room or a Whampoa West 3-room. For the towers, use same-block or same-project deals from the past six months. For 1970s blocks, compare within your street and adjust for remaining lease.
2. Tower owners: this is a good time to sell. The Kallang Close pricing and the LBC re-rating give your buyers a reason to see your flat as the cheaper option on the river. A seller can point to $2,800 psf private launches coming. That argument gets weaker once Kallang Close is actually on sale and buyers can compare the two directly.
3. Short-lease owners: work out rent against sale. A 3-room median rent around $3,000 on a ~$450,000 flat is a high gross yield on paper. But every year of rent costs you a year of lease, and the pool of full-CPF buyers shrinks. If you plan to right-size within five years, sell while the lease is still in the high 40s.
4. Private owners buying back in: the 15-month wait-out was removed on 28 July 2026, so private downsizers can go straight into the 1990s executives and the City View 5-rooms. Market to them directly.
5. Terrace owners: expect a small buyer pool and long marketing times, and budget for it. Six-figure differences between terraces come down to plot size, corner position and courtyard condition. See also selling-hdb-after-mop.

Buyer playbook

1. Decide on your lease floor before you look at listings. At 32, I’d want 70+ years in this town. At 55, a 50-year Whampoa block may be fine. Your age decides this, not the view.
2. Treat the 3-room median with caution. Terraces sit in the 3-room statistics. A “$452,000 3-room median” contains both $300,000 Lorong Limau flats and $1.5m terraces.
3. In the towers, pay for floor and view, not the headline. The City View records came from the 25th floor and above. A mid-floor unit facing the next block shouldn’t be priced off $1.55m.
4. Stress-test cash above valuation. At $1m+, any amount above valuation must be paid in cash. Budget a buffer before you bid.
5. Keep an eye on Kallang Distripark and Kallang Close. If you’re buying on Geylang Bahru or Kallang Bahru, construction is likely next door for several years. Views and noise will change, though better amenities should follow.

Who should and shouldn’t buy here

Risks

Kallang Whampoa HDB resale FAQ

What is the median Kallang/Whampoa HDB resale price in 2026?

About $727,000 over the 12 months to late August 2026 (Homejourney). By flat type: 3-room ~$452,000, 4-room ~$905,000, 5-room ~$970,000, executive ~$1.04m. ShiokNest shows a $720,000 median. Providers use different windows.

What is the most expensive HDB flat sold in Kallang/Whampoa?

A 1972 HDB terrace at Blk 53 Jalan Ma’mor, classed as a 3-room, sold for $1,568,000 in July 2024. The high-rise record is a City View @ Boon Keng 5-room DBSS at $1.55m in October 2025.

How many million-dollar HDB flats have been sold in Kallang/Whampoa?

HDB Insights counts 536 since 2013 (fourth-highest in Singapore) and 143 in the 12 months to September 2026. The often-quoted “93” refers to City View @ Boon Keng alone as of May 2025.

Are Kallang/Whampoa HDB flats old?

Mostly. CheckHowMuch shows remaining leases from 41 to 92 years, with 67% of blocks under 60 years. The young stock is concentrated in Boon Keng, Upper Boon Keng, Towner and St George’s.

Do I pay the Land Betterment Charge on my HDB flat?

No. LBC applies to private land being redeveloped or intensified. The 29.1% rise for Sector 54 (Kallang) on 1 September 2026 shows development land values rising nearby. It is not a charge on HDB owners.

Can I use full CPF for an old Whampoa flat?

Only if the remaining lease covers the youngest buyer to age 95. A 47-year lease works for a buyer aged 48 or older. Younger buyers get pro-rated CPF and loan amounts. Use CPF’s housing calculator for your exact figures.

Is there a BTO in Kallang/Whampoa in November 2026?

No. The November 2026 exercise (~7,960 flats) has none here. Recent Kallang/Whampoa BTOs from 2023–2025 were mostly PLH, Prime or Plus, with 10-year MOPs.

Is Kallang/Whampoa good for rental yield?

ShiokNest shows an average rent of $3,613 and a ~5.7% gross yield, with 3-rooms renting around $3,000. High gross yields on old flats are partly offset by the lease running down, so check the net figure after accounting for that.