A 4 room HDB flat is the default Singaporean home. It is the flat most families buy, the flat most
sellers sell, and the flat every market statistic gets quoted about. Which makes it strange that there is no page
anywhere that simply tells you what one costs, town by town, from real transactions.

Page one of Google for this search is two portal listing directories and one eleven-month-old listicle of five
asking prices. So I built the thing that should exist. I pulled every four-room resale recorded in July and
August 2026 across twelve towns — 1,466 transactions — and computed the lot.

The headline number is $630,000 at $609 per square foot for 1,001 square feet. The more useful finding is that
the town table everyone reads, including mine, is about half a ranking of lease age rather than location — and
that ten of twelve towns changed their position in the space of one month.

What a 4 room HDB flat costs right now

Across 1,466 four-room resales in July and August 2026, the median price was $630,000. The median flat was
93 sqm, which is 1,001 sq ft, and the median price per square foot was $608.67.

The spread is the part worth internalising. The cheapest four-room flat in the sample went for $396,500. The
dearest went for $1,468,000. That is a 3.7× range inside a single flat type, in a single
two-month window, in a country you can drive across in forty minutes.

Both ends are instructive. All three of the cheapest flats in the sample are on the same street — Marsiling
Drive in Woodlands, 1974 to 1976 leases, 88 to 90 sqm, between $396,500 and $415,000. The dearest is Block 10A Boon
Tiong Road in Bukit Merah, 93 sqm, a 2016 lease, on the 37th to 39th floor, at $1,468,000, which works out at
$1,466 psf.

Same flat type. Same number of bedrooms. Same 93-ish square metres at the top end. $1,071,500 apart.

Method, so you can check me

Everything here comes from the HDB resale transaction registry published on data.gov.sg, read on 26 September 2026.
I used July and August 2026 because both months are complete; September is still filling in as transactions
are lodged and would understate every count. I used twelve towns — Ang Mo Kio, Bedok, Bukit Merah, Clementi,
Jurong West, Pasir Ris, Punggol, Queenstown, Sengkang, Tampines, Woodlands and Yishun — which is a sample, not
all 26. Every figure below was recomputed locally from the raw rows rather than taken from any dashboard.

The town table for a 4 room HDB flat

Here is the table, ranked by price per square foot rather than by price, because ranking by price just tells you
which towns have big flats.

1,466 four-room resales, July and August 2026 pooled. Median lease is the median lease commencement year
of the flats that actually sold, which is the single most useful column in the table and the one nobody publishes.Queenstown at $1,099 psf against Jurong West at $513 psf is a 2.14× spread. That is the number that
gets quoted as “the premium for a central location”. It is not, and the next section shows why.

Look instead at the volume column. Tampines (203), Punggol (199), Sengkang (182), Yishun (174) and Woodlands
(173) did 63% of the four-room business in these twelve towns. Queenstown, which dominates the price
conversation, did 63 sales. Ang Mo Kio did 39. The towns everyone writes about are not the towns where the market
happens.

One more thing about Pasir Ris, which looks oddly cheap for a mature east-coast town at $560 psf. It is not cheap;
it is big. Its median four-room is 105 sqm against the national 93. On price it sits mid-table at $637,000. The
psf column penalises it for giving you more floor area, which is the single most common way a psf table misleads
people.

Why the ranking lies: hold the lease decade and half the gap disappears

Sort the same 1,466 flats by the decade their lease started, ignoring town entirely:

Now take the twelve towns and compare only their 1980s-lease four-room flats against each other — same
vintage, same lease risk, same era of construction:

The spread collapses from 2.14× to 1.43×. Queenstown vanishes from the table entirely, because
Queenstown has almost no 1980s four-room stock trading at all. Its median lease is 2016. It is not an expensive
town so much as a new one, rebuilt through Dawson and SkyParc, and the psf table has been reading that
newness as prestige.

I published that 2.14 to 1.43 collapse two days ago on a slightly different sample of 1,370 transactions and got
2.10× to 1.43×. Re-running it here on 1,466 transactions reproduces it to within four hundredths.
I am reporting that as a reproduction of my own number, not as an independent confirmation — it is largely the
same window of data, and it would be dishonest to dress it up as two studies agreeing.

Two things that surprised me, and one that qualifies my own earlier claim

The ladder is not monotonic at the old end. Look again: 1970s stock trades at $545 psf, above both the
1980s ($536) and the 1990s ($531). Lease decay should make the oldest flats the cheapest per square foot. It does not,
because the 1970s four-room stock that still trades is concentrated in Bukit Merah, Queenstown and Ang Mo Kio —
the central towns. Location wins at the very old end. If you take one thing from this section, take this: lease age
and location are so tangled in Singapore that neither variable is interpretable on its own.

The vintage control works far better on old stock than new. Holding the 1980s decade, the town spread is
1.43×. Holding the 2010s decade, it is 1.84× — wider, not narrower:

So among flats built in the same decade, Queenstown still commands 1.84 times Yishun. That is a real location
premium and I am not going to argue it away. The corrected position is narrower than “the town ranking is a lease
ranking”: for older stock the town ranking is mostly a lease ranking; for modern stock it is mostly a location
ranking. And Punggol and Sengkang sit near the bottom of the modern cohort despite being the newest towns in the
country, which is a supply story rather than a desirability one.

The two-month stability check: ten of twelve towns moved

Here is a test I started running last week and now think every town table on the internet should carry. Instead of
pooling two months, compute each town’s psf separately for July and for August, then see whether the ranking survives
thirty days.

Two of twelve towns held their exact position. The mean absolute rank move was 1.67 places and the worst was
five. Nobody’s four-room flat changed in value by 34% in thirty days, so what you are looking at is not the market
moving. It is the sample rotating.

And notice which two held: Queenstown at the top and Yishun at the bottom. The extremes are stable and
the middle is noise. On a five-month view I would expect that pattern to hold, because the extremes are driven by
structural facts — Queenstown’s stock is new, Yishun’s is old and plentiful — while the middle of the
table is separated by ten or twenty dollars per square foot, which one unusual transaction can erase.

The Clementi swing, finally explained

Clementi fell four places on a $328 psf move. I flagged exactly this swing in an earlier piece — same town,
same 30-day window, the same eighteen transactions in each month — and at the time I could only report it. I
could not explain it. Now I can, and it is the cleanest illustration of sample rotation I have seen.

In July, two thirds of Clementi’s four-room sales were modern Clementi Avenue 3 stock with 2013 to 2021 leases. In
August, the majority were 1978 to 1984 stock. The median lease year of the sample moved 32 years in one month.
Nothing about Clementi changed. The mix did.

This is the whole argument for why I now refuse to quote a single month’s town psf to a client, and why if someone
shows you a “latest HDB prices by town” chart you should ask how many transactions are behind each cell before you act
on it. Anything under about thirty is a coin toss.

How much does ‘4-room’ actually vary in size?

A four-room flat is not a size. Across the 1,466 sales there are 37 distinct floor areas, running from
80 sqm to 117 sqm. That is a 1.46× range under one label.

The modal size is 93 sqm, and it accounts for only 26.7% of sales. Roughly three quarters of four-room flats
are not the “standard” four-room flat.

And the variation is regional, not random:

Pasir Ris at 105 sqm against Queenstown at 88 sqm is 19.3% more flat for the same two words on the listing.
That reproduces, on a fresh and larger sample, a figure I published earlier this week on flat size by era and town,
where Pasir Ris came in at 105.0 and Queenstown at 88.0. I have a full piece on how HDB flat sizes moved by era
drafted and not yet live, so for now take the short version: the 1980s and 1990s were the generous decades, and a
modern four-room is roughly ten square metres smaller than its 1990s equivalent.

Punggol’s range is the one to notice if you are buying. 85 to 97 sqm, in a town of 199 sales. When a town is
built in one go, you know what you are getting. When you buy in Tampines you could be looking at anything from 84 to
112 sqm under the identical listing description, which is a 33% difference in the thing you are actually paying for.

The million-dollar 4 room HDB flat is a five-town story

92 of 1,466 sales crossed $1 million — 6.28%. Roughly one four-room flat in sixteen. But they are not
spread around:

Seven of twelve towns did not record a single million-dollar four-room flat in two months — including
Punggol and Sengkang with 381 sales between them, and Tampines with 203. Queenstown and Bukit Merah together account
for 72.8% of them.

The top of the sample:

Every one has a 2016 or 2021 lease. The million-dollar four-room flat is not an old flat in a good location; it is
a new flat in a good location, and there are only a handful of estates that qualify. I keep a running count of
the whole million-dollar market in
my million-dollar HDB flats page.

The four-room record board is essentially one building

Widen out from the sample to the whole registry — 102,579 four-room transactions since 2017 — and
the twelve highest prices ever recorded break down like this. Nine are Blocks 1A to 1E Cantonment Road: the Pinnacle
@ Duxton, Type S1. One is Boon Tiong Road. And two are the same converted jumbo flat at Block 50 Moh Guan Terrace
— at 150 sqm and 176 sqm.

A 176 sqm flat is 1,894 sq ft and it sits fourth on the four-room record board. So when you see “the most expensive
four-room flat in Singapore”, check the floor area before you compare it to yours; there is a real chance it is a
jumbo. I go into how that happens in
the jumbo flats guide.

What a 4 room HDB flat is worth to you, specifically

The town table is a starting point and a terrible finishing point. Three questions move your own number far more
than your postcode does.

What year did your lease commence? This is the single biggest lever in the data. A 2020s-lease four-room
trades at $769 psf against $531 for a 1990s one — a 45% difference, before location enters the picture. If you
do not know your own lease commencement year, it is on your lease and it is not the year the block was built; for
older blocks those two can be more than a decade apart.

How many square metres do you actually have? Not “four-room”. The number. At the national median psf, the
difference between an 88 sqm Queenstown flat and a 105 sqm Pasir Ris flat is about $103,000 of floor area.

How many flats like yours sold in your town last month? If the answer is under thirty, no monthly median is
telling you anything. Pool three months, or work off a matched set of blocks rather than a town.

Before you talk to anyone, work out what you can actually borrow and what the stamp duty looks like on the next
purchase — you can run your own numbers with the free calculators at
listings.sg/tools. If you are coming out of your minimum occupation period, the sequencing guide in
selling an HDB flat after MOP covers the order of operations,
and how HDB valuation and COV work covers what happens when your
price and the valuation disagree. For the wider market backdrop, the
2026 HDB resale price overview has the index-level picture.

HDB publishes its own median resale prices by town and flat type each quarter, and it is worth reading alongside
this — though note it gives you price and not price per square foot, because
HDB’s own resale statistics
carry no floor-area column at all.

The verdict

Computed from the HDB resale registry on data.gov.sg, read 26 September 2026. Free valuation at
buycondo.sg; the video library is at buyers.sg.

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