Issue 001September 2, 2026

Central HDB Pulse | August 2026 | HDB Resale & Rental

Ronnie Tan Share

Verified & checked as of 29 Sep 2026

Roncasa ▪ Data Pulse Central · HDB Verified as of 30 Sep 2026 August 2026

Buying: Rising Selling: Seller's Market Renting: Stable

Central Median Resale PSF

$762

+3.7% MoM

Resale Volume

475

Median Monthly Rent

$3,300

Towns In Region

9

Central HDB resale climbed in August 2026, with 475 transactions across the region.

Central HDB resale: price is rising (median $762 psf, +3.7% MoM), volume is rising (475 caveats, +1.1% MoM) across 9 of the region's towns this August. 4-Room flats were the most actively traded this month. The rental market moved 712 leases over the same window.

+3.7%

PSF MoM

475

Resale Txns

9

Towns Active

Verified as of 30 Sep 2026 · Resale data through August 2026 · Rental data through August 2026

01Region Context

Central resale PSF climbed to $762 in August 2026 (+3.7% MoM), against Singapore's island-wide median of $601.

Region	Median PSF	Txns
Central (this)	$762	475
East	$608	463
North	$540	436
North-East	$636	604
West	$548	543

URA HDB Resale Price Index (Singapore-wide — no per-region breakdown is published): 202.8 (2026-Q2), -0.1% YoY.

This month's 475 transactions represent 0.22% of the region's 214,011 total HDB dwelling units.

02Resale Market

By Flat Type

Flat Type	Txns	Median PSF	Basis
2-Room	11	$609	This month
3-Room	182	$600	This month
4-Room	189	$939	This month
5-Room	78	$778	This month
Executive	14	$810	This month

Top PSF by Flat Type

The single highest-PSF transaction in each flat type, region-wide, this month.

Flat Type	Town	PSF	Price
2-Room	Bukit Merah	$919	$465,000
3-Room	Queenstown	$1,364	$925,000
4-Room	Central Area	$1,473	$1,475,000
5-Room	Queenstown	$1,417	$1,510,000
Executive	Bishan	$946	$1,650,000

Town Rankings by Flat Type

Which town leads each flat type this month — by top price, and separately by transaction volume (often not the same town).

Flat Type	Top PSF	Most Active Town
2-Room	Bukit Merah — $919 psf	Kallang/Whampoa (4 txns)
3-Room	Queenstown — $1,364 psf	Toa Payoh (45 txns)
4-Room	Central Area — $1,473 psf	Toa Payoh (37 txns)
5-Room	Queenstown — $1,417 psf	Bukit Merah (15 txns)
Executive	Bishan — $946 psf	Bishan (8 txns)

Full town-by-town breakdown per flat type:

2-Room 3-Room 4-Room 5-Room Executive

By Price By Transactions

Rank	Town	Median PSF	Txns	MoM
1	Toa Payoh	$650	3	+0.0%
2	Kallang/Whampoa	$609	4	-10.6%
3	Geylang	$574	1	—
4	Bukit Merah	$559	2	-12.4%
5	Central Area	$491	1	-5.9%

Rank	Town	Txns	Median PSF	MoM
1	Kallang/Whampoa	4	$609	-10.6%
2	Toa Payoh	3	$650	+0.0%
3	Bukit Merah	2	$559	-12.4%
4	Central Area	1	$491	-5.9%
5	Geylang	1	$574	—

Rank	Town	Median PSF	Txns	MoM
1	Central Area	$683	8	-17.9%
2	Marine Parade	$657	7	+0.6%
3	Bukit Timah	$650	1	—
4	Kallang/Whampoa	$601	29	-4.6%
5	Queenstown	$596	36	-7.3%
6	Bukit Merah	$594	24	+1.0%
7	Geylang	$567	26	+4.0%
8	Toa Payoh	$520	45	+1.0%
9	Bishan	$512	6	-25.6%

Rank	Town	Txns	Median PSF	MoM
1	Toa Payoh	45	$520	+1.0%
2	Queenstown	36	$596	-7.3%
3	Kallang/Whampoa	29	$601	-4.6%
4	Geylang	26	$567	+4.0%
5	Bukit Merah	24	$594	+1.0%
6	Central Area	8	$683	-17.9%
7	Marine Parade	7	$657	+0.6%
8	Bishan	6	$512	-25.6%
9	Bukit Timah	1	$650	—

Rank	Town	Median PSF	Txns	MoM
1	Queenstown	$1,092	29	-2.1%
2	Toa Payoh	$1,039	37	+1.8%
3	Bukit Merah	$939	32	+2.4%
4	Central Area	$908	11	+36.1%
5	Bukit Timah	$853	2	+1.8%
6	Kallang/Whampoa	$839	34	+18.3%
7	Geylang	$745	20	+6.1%
8	Bishan	$710	22	+0.3%
9	Marine Parade	$622	2	-12.8%

Rank	Town	Txns	Median PSF	MoM
1	Toa Payoh	37	$1,039	+1.8%
2	Kallang/Whampoa	34	$839	+18.3%
3	Bukit Merah	32	$939	+2.4%
4	Queenstown	29	$1,092	-2.1%
5	Bishan	22	$710	+0.3%
6	Geylang	20	$745	+6.1%
7	Central Area	11	$908	+36.1%
8	Bukit Timah	2	$853	+1.8%
9	Marine Parade	2	$622	-12.8%

Rank	Town	Median PSF	Txns	MoM
1	Bukit Timah	$939	1	+0.6%
2	Bukit Merah	$887	15	+24.8%
3	Toa Payoh	$835	15	+16.6%
4	Queenstown	$820	7	-31.2%
5	Central Area	$769	3	-41.3%
6	Bishan	$756	12	+8.3%
7	Geylang	$733	9	+5.8%
8	Kallang/Whampoa	$723	12	+1.1%
9	Marine Parade	$715	4	-5.7%

Rank	Town	Txns	Median PSF	MoM
1	Bukit Merah	15	$887	+24.8%
2	Toa Payoh	15	$835	+16.6%
3	Bishan	12	$756	+8.3%
4	Kallang/Whampoa	12	$723	+1.1%
5	Geylang	9	$733	+5.8%
6	Queenstown	7	$820	-31.2%
7	Marine Parade	4	$715	-5.7%
8	Central Area	3	$769	-41.3%
9	Bukit Timah	1	$939	+0.6%

Rank	Town	Median PSF	Txns	MoM
1	Queenstown	$884	1	—
2	Toa Payoh	$853	1	+36.7%
3	Bishan	$795	8	+5.0%
4	Kallang/Whampoa	$728	3	+4.4%
5	Geylang	$705	1	+18.1%

Rank	Town	Txns	Median PSF	MoM
1	Bishan	8	$795	+5.0%
2	Kallang/Whampoa	3	$728	+4.4%
3	Geylang	1	$705	+18.1%
4	Queenstown	1	$884	—
5	Toa Payoh	1	$853	+36.7%

Most Active Blocks/Streets

Block/Street	Txns	Median PSF
96 DAWSON RD	5	$1,231
118A ALKAFF CRES	5	$1,101
94 DAWSON RD	4	$1,312
80C TELOK BLANGAH ST 31	4	$1,044
107B BIDADARI PK DR	4	$1,122

Top Transactions This Month

Town	Flat Type	PSF	Price
Bukit Merah	5-Room	$1,401	$1,688,888
Bishan	Executive	$946	$1,650,000
Bishan	5-Room	$1,254	$1,620,000
Bishan	Executive	$900	$1,550,000
Queenstown	5-Room	$1,417	$1,510,000

03Town League Table

Every town with Central resale activity this month. Click through for the full Town Pulse.

By Price By Transactions

Rank	Town	Median PSF	Txns
1	Queenstown	$972	73
2	Toa Payoh	$909	101
3	Bukit Merah	$885	74
4	Bukit Timah	$853	4
5	Central Area	$769	23
6	Bishan	$736	48
7	Kallang/Whampoa	$723	82
8	Marine Parade	$684	13
9	Geylang	$650	57

Rank	Town	Txns	Median PSF
1	Toa Payoh	101	$909
2	Kallang/Whampoa	82	$723
3	Bukit Merah	74	$885
4	Queenstown	73	$972
5	Geylang	57	$650
6	Bishan	48	$736
7	Central Area	23	$769
8	Marine Parade	13	$684
9	Bukit Timah	4	$853

04Rental Market

By Flat Type

2-Room$2,400/mo20 leases

3-Room$3,000/mo365 leases

4-Room$3,800/mo220 leases

5-Room$4,200/mo96 leases

Executive$4,475/mo10 leases

Lease count trend by flat type — whether demand for each size is rising or falling, not just this month's snapshot.

HDB rental transactions are not published with floor area, so rent is reported here as median $/month, not $/sqft.

05Lease Decay Comparison

Median resale PSF by remaining lease band, Central vs Singapore-wide, over the trailing 4 months (a single month is too thin at most flat-type × lease-band combinations to report reliably).

2-Room 3-Room 4-Room 5-Room Executive

Lease Band	Central Median PSF	SG Median PSF	vs SG	N
90+	$1,067	$805	+32.5%	3
80-89	$1,053	$751	+40.1%	4
under-60	$617	$631	-2.2%	38

Lease Band	Central Median PSF	SG Median PSF	vs SG	N
90+	$1,129	$840	+34.4%	116
80-89	$1,070	$749	+43.0%	45
70-79	$1,012	$1,012	+0.0%	14
60-69	$791	$570	+38.8%	7
under-60	$550	$555	-0.8%	505

Lease Band	Central Median PSF	SG Median PSF	vs SG	N
90+	$1,079	$733	+47.2%	201
80-89	$1,079	$684	+57.6%	141
70-79	$944	$563	+67.7%	113
60-69	$708	$536	+32.0%	83
under-60	$627	$540	+16.0%	191

Lease Band	Central Median PSF	SG Median PSF	vs SG	N
90+	$1,157	$692	+67.1%	13
80-89	$1,206	$697	+73.0%	38
70-79	$895	$536	+66.8%	70
60-69	$765	$546	+40.0%	69
under-60	$674	$551	+22.3%	105

Lease Band	Central Median PSF	SG Median PSF	vs SG	N
60-69	$796	$592	+34.6%	27
under-60	$628	$593	+5.9%	14

06Ron's Read

Ron's Read

Central HDB resale PSF climbed to $762 (+3.7% MoM) on 475 transactions in August 2026. Queenstown led the region at $972 psf (73 txns).

By flat type: 2-Room at $609 psf (11 txns), 3-Room at $600 psf (182 txns), 4-Room at $939 psf (189 txns), 5-Room at $778 psf (78 txns), Executive at $810 psf (14 txns). This month's top print was a 4-Room flat in Central Area, trading at $1,473 psf. 3-room and executive improving fastest mom, 2-room declining.

On the rental side, Central rents held to a median $3,300/month across 712 leases. By flat type: 2-Room at $2,400/mo (20 leases), 3-Room at $3,000/mo (365 leases), 4-Room at $3,800/mo (220 leases), 5-Room at $4,200/mo (96 leases), Executive at $4,475/mo (10 leases).

This month's 475 transactions represent 0.22% of the region's 214,011 total HDB dwelling units. URA's HDB Resale Price Index (Singapore-wide, no per-region breakdown published) is down 0.1% year-on-year as of 2026-Q2.

07What It Means

What does this data mean for you?

Buying Selling Renting

2-Room 3-Room 4-Room 5-Room Executive

Typical Entry Price

$295,198

vs Island Wide PSF

+1.4%

Est. Gross Yield

~9.8%

Softening (-6.8% MoM) — a reasonable window to negotiate on entry price.

Estimate only, based on a 484 sqft typical unit (this flat type's own median floor area) and this month's region-wide rental median. Not a guaranteed return.

Full town-by-town 2-Room breakdown — Town Rankings by Flat Type in section 02 above.

Typical Entry Price

$429,319

vs Island Wide PSF

-0.2%

Est. Gross Yield

~8.4%

Rising (+3.6% MoM) — expect less room to negotiate on entry price.

Estimate only, based on a 716 sqft typical unit (this flat type's own median floor area) and this month's region-wide rental median. Not a guaranteed return.

Full town-by-town 3-Room breakdown — Town Rankings by Flat Type in section 02 above.

Typical Entry Price

$940,329

vs Island Wide PSF

+56.3%

Est. Gross Yield

~4.8%

Flat — sentiment isn't driving this flat type right now; anchor to recent comparables.

Estimate only, based on a 1,001 sqft typical unit (this flat type's own median floor area) and this month's region-wide rental median. Not a guaranteed return.

Full town-by-town 4-Room breakdown — Town Rankings by Flat Type in section 02 above.

Typical Entry Price

$1,004,433

vs Island Wide PSF

+29.4%

Est. Gross Yield

~5.0%

Flat — sentiment isn't driving this flat type right now; anchor to recent comparables.

Estimate only, based on a 1,292 sqft typical unit (this flat type's own median floor area) and this month's region-wide rental median. Not a guaranteed return.

Full town-by-town 5-Room breakdown — Town Rankings by Flat Type in section 02 above.

Typical Entry Price

$1,277,692

vs Island Wide PSF

+34.8%

Est. Gross Yield

~4.2%

Rising (+16.6% MoM) — expect less room to negotiate on entry price.

Estimate only, based on a 1,577 sqft typical unit (this flat type's own median floor area) and this month's region-wide rental median. Not a guaranteed return.

Full town-by-town Executive breakdown — Town Rankings by Flat Type in section 02 above.

2-Room 3-Room 4-Room 5-Room Executive

Est. Exit PSF

$609

vs Island Wide PSF

+1.4%

Txns This Month

11

Momentum has cooled (-6.8% MoM) — if you're not under time pressure, holding may be the better play.

Rental demand context: 20 leases this month, rent -2.0% MoM.

Est. Exit PSF

$600

vs Island Wide PSF

-0.2%

Txns This Month

182

Sellers have leverage this month (+3.6% MoM) — a reasonable window to list.

Rental demand context: 365 leases this month, rent +0.0% MoM.

Est. Exit PSF

$939

vs Island Wide PSF

+56.3%

Txns This Month

189

Flat momentum — price to the comparables above rather than timing the market.

Rental demand context: 220 leases this month, rent -1.9% MoM.

Est. Exit PSF

$778

vs Island Wide PSF

+29.4%

Txns This Month

78

Flat momentum — price to the comparables above rather than timing the market.

Rental demand context: 96 leases this month, rent -1.2% MoM.

Est. Exit PSF

$810

vs Island Wide PSF

+34.8%

Txns This Month

14

Sellers have leverage this month (+16.6% MoM) — a reasonable window to list.

Rental demand context: 10 leases this month, rent -1.6% MoM.

Verdict: Stable.

Flat Type	Leases	Median Rent	MoM Trend
2-Room	20	$2,400/mo	-2.0%
3-Room	365	$3,000/mo	+0.0%
4-Room	220	$3,800/mo	-1.9%
5-Room	96	$4,200/mo	-1.2%
Executive	10	$4,475/mo	-1.6%

Central HDB Pulse | August 2026 | HDB Resale & Rental

By Flat Type

Top PSF by Flat Type

Town Rankings by Flat Type

Most Active Blocks/Streets

Top Transactions This Month

By Flat Type

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