Issue 001September 2, 2026

Central HDB Pulse | August 2026 | HDB Resale & Rental

Ronnie Tan Share

Roncasa ▪ Data Pulse Central · HDB Verified as of 1 Sep 2026 August 2026

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

Central Median Resale PSF

$761

+3.5% MoM

Resale Volume

380

Median Monthly Rent

$3,300

Towns In Region

9

Central HDB resale climbed in August 2026, with 380 transactions across the region.

Central HDB resale: price is rising (median $761 psf, +3.5% MoM), volume is declining (380 caveats, -19.1% MoM) across 9 of the region's towns this August. 4-Room flats were the most actively traded this month. The rental market moved 750 leases over the same window.

+3.5%

PSF MoM

380

Resale Txns

9

Towns Active

Verified as of 1 Sep 2026 · Resale data through August 2026 · Rental data through July 2026

01Region Context

Central resale PSF climbed to $761 in August 2026 (+3.5% MoM), against Singapore's island-wide median of $602.

Region	Median PSF	Txns
Central (this)	$761	380
East	$605	371
North	$542	339
North-East	$637	474
West	$546	420

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

This month's 380 transactions represent 0.18% of the region's 213,352 total HDB dwelling units.

02Resale Market

By Flat Type

Flat Type	Txns	Median PSF	Basis
2-Room	10	$630	This month
3-Room	135	$596	This month
4-Room	165	$929	This month
5-Room	62	$791	This month
Executive	7	$826	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 (36 txns)
4-Room	Central Area — $1,473 psf	Toa Payoh (35 txns)
5-Room	Queenstown — $1,417 psf	Bukit Merah (13 txns)
Executive	Bishan — $946 psf	Bishan (4 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	Bukit Merah	$919	1	+44.0%
2	Toa Payoh	$650	3	+0.0%
3	Kallang/Whampoa	$609	4	-10.6%
4	Geylang	$574	1	—
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	1	$919	+44.0%
4	Central Area	1	$491	-5.9%
5	Geylang	1	$574	—

Rank	Town	Median PSF	Txns	MoM
1	Queenstown	$826	29	+28.5%
2	Central Area	$659	4	-20.8%
3	Marine Parade	$643	5	-1.5%
4	Kallang/Whampoa	$601	21	-4.6%
5	Bukit Merah	$586	14	-0.3%
6	Geylang	$567	22	+4.0%
7	Toa Payoh	$520	36	+1.0%
8	Bishan	$512	4	-25.6%

Rank	Town	Txns	Median PSF	MoM
1	Toa Payoh	36	$520	+1.0%
2	Queenstown	29	$826	+28.5%
3	Geylang	22	$567	+4.0%
4	Kallang/Whampoa	21	$601	-4.6%
5	Bukit Merah	14	$586	-0.3%
6	Marine Parade	5	$643	-1.5%
7	Bishan	4	$512	-25.6%
8	Central Area	4	$659	-20.8%

Rank	Town	Median PSF	Txns	MoM
1	Queenstown	$1,092	23	-2.1%
2	Toa Payoh	$1,057	35	+3.5%
3	Bukit Merah	$939	29	+2.4%
4	Bukit Timah	$874	1	+4.3%
5	Central Area	$798	8	+19.6%
6	Kallang/Whampoa	$786	30	+10.9%
7	Geylang	$745	17	+6.1%
8	Marine Parade	$714	1	+0.1%
9	Bishan	$710	21	+0.3%

Rank	Town	Txns	Median PSF	MoM
1	Toa Payoh	35	$1,057	+3.5%
2	Kallang/Whampoa	30	$786	+10.9%
3	Bukit Merah	29	$939	+2.4%
4	Queenstown	23	$1,092	-2.1%
5	Bishan	21	$710	+0.3%
6	Geylang	17	$745	+6.1%
7	Central Area	8	$798	+19.6%
8	Bukit Timah	1	$874	+4.3%
9	Marine Parade	1	$714	+0.1%

Rank	Town	Median PSF	Txns	MoM
1	Bukit Timah	$939	1	+0.6%
2	Toa Payoh	$899	12	+25.6%
3	Bukit Merah	$885	13	+24.5%
4	Queenstown	$820	6	-31.2%
5	Central Area	$769	2	-41.3%
6	Kallang/Whampoa	$734	9	+2.7%
7	Bishan	$729	9	+4.4%
8	Marine Parade	$715	3	-5.7%
9	Geylang	$614	7	-11.4%

Rank	Town	Txns	Median PSF	MoM
1	Bukit Merah	13	$885	+24.5%
2	Toa Payoh	12	$899	+25.6%
3	Bishan	9	$729	+4.4%
4	Kallang/Whampoa	9	$734	+2.7%
5	Geylang	7	$614	-11.4%
6	Queenstown	6	$820	-31.2%
7	Marine Parade	3	$715	-5.7%
8	Central Area	2	$769	-41.3%
9	Bukit Timah	1	$939	+0.6%

Rank	Town	Median PSF	Txns	MoM
1	Queenstown	$884	1	—
2	Kallang/Whampoa	$826	1	+18.5%
3	Bishan	$775	4	+2.4%
4	Geylang	$705	1	+18.1%

Rank	Town	Txns	Median PSF	MoM
1	Bishan	4	$775	+2.4%
2	Geylang	1	$705	+18.1%
3	Kallang/Whampoa	1	$826	+18.5%
4	Queenstown	1	$884	—

Most Active Blocks/Streets

Block/Street	Txns	Median PSF
118A ALKAFF CRES	5	$1,101
94 DAWSON RD	4	$1,312
107B BIDADARI PK DR	4	$1,122
96 DAWSON RD	3	$1,206
108 MCNAIR RD	3	$670

Top Transactions This Month

Town	Flat Type	PSF	Price
Bukit Merah	5-Room	$1,401	$1,688,888
Bishan	Executive	$946	$1,650,000
Queenstown	5-Room	$1,417	$1,510,000
Queenstown	5-Room	$1,233	$1,500,000
Toa Payoh	5-Room	$1,214	$1,490,000

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	$1,012	59
2	Toa Payoh	$959	86
3	Bukit Merah	$885	58
4	Bukit Timah	$874	2
5	Central Area	$769	15
6	Kallang/Whampoa	$722	65
7	Bishan	$719	38
8	Marine Parade	$672	9
9	Geylang	$611	48

Rank	Town	Txns	Median PSF
1	Toa Payoh	86	$959
2	Kallang/Whampoa	65	$722
3	Queenstown	59	$1,012
4	Bukit Merah	58	$885
5	Geylang	48	$611
6	Bishan	38	$719
7	Central Area	15	$769
8	Marine Parade	9	$672
9	Bukit Timah	2	$874

04Rental Market

By Flat Type

2-Room$2,450/mo19 leases

3-Room$3,000/mo376 leases

4-Room$3,874/mo252 leases

5-Room$4,250/mo95 leases

Executive$4,550/mo8 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	$806	+32.4%	3
80-89	$1,053	$751	+40.1%	4
under-60	$619	$631	-1.9%	37

Lease Band	Central Median PSF	SG Median PSF	vs SG	N
90+	$1,131	$841	+34.5%	113
80-89	$1,086	$747	+45.3%	38
70-79	$1,028	$1,028	+0.0%	12
60-69	$791	$567	+39.4%	7
under-60	$550	$555	-0.8%	470

Lease Band	Central Median PSF	SG Median PSF	vs SG	N
90+	$1,076	$737	+45.9%	193
80-89	$1,076	$684	+57.3%	138
70-79	$932	$566	+64.8%	109
60-69	$708	$537	+31.9%	81
under-60	$625	$541	+15.5%	184

Lease Band	Central Median PSF	SG Median PSF	vs SG	N
90+	$1,157	$692	+67.1%	13
80-89	$1,197	$698	+71.5%	37
70-79	$895	$535	+67.4%	64
60-69	$765	$547	+39.9%	67
under-60	$674	$552	+22.2%	98

Lease Band	Central Median PSF	SG Median PSF	vs SG	N
60-69	$796	$592	+34.5%	21
under-60	$633	$593	+6.7%	13

06Ron's Read

Ron's Read

Central HDB resale PSF climbed to $761 (+3.5% MoM) on 380 transactions in August 2026. Queenstown led the region at $1,012 psf (59 txns).

By flat type: 2-Room at $630 psf (10 txns), 3-Room at $596 psf (135 txns), 4-Room at $929 psf (165 txns), 5-Room at $791 psf (62 txns), Executive at $826 psf (7 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 eased to a median $3,300/month across 750 leases. By flat type: 2-Room at $2,450/mo (19 leases), 3-Room at $3,000/mo (376 leases), 4-Room at $3,874/mo (252 leases), 5-Room at $4,250/mo (95 leases), Executive at $4,550/mo (8 leases).

This month's 380 transactions represent 0.18% of the region's 213,352 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

$301,708

vs Island Wide PSF

+4.6%

Est. Gross Yield

~9.7%

Softening (-3.6% MoM) — a reasonable window to negotiate on entry price.

Estimate only, based on a 479 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

$423,501

vs Island Wide PSF

-1.0%

Est. Gross Yield

~8.5%

Rising (+3.0% MoM) — expect less room to negotiate on entry price.

Estimate only, based on a 710 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

$929,999

vs Island Wide PSF

+54.3%

Est. Gross Yield

~5.0%

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

Estimate only, based on a 1,001 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

$1,026,226

vs Island Wide PSF

+31.4%

Est. Gross Yield

~5.0%

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

Estimate only, based on a 1,297 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

$1,297,785

vs Island Wide PSF

+37.2%

Est. Gross Yield

~4.2%

Rising (+18.9% MoM) — expect less room to negotiate on entry price.

Estimate only, based on a 1,572 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

$630

vs Island Wide PSF

+4.6%

Txns This Month

10

Momentum has cooled (-3.6% MoM) — if you're not under time pressure, holding may be the better play.

Rental demand context: 19 leases this month, rent +6.5% MoM.

Est. Exit PSF

$596

vs Island Wide PSF

-1.0%

Txns This Month

135

Sellers have leverage this month (+3.0% MoM) — a reasonable window to list.

Rental demand context: 376 leases this month, rent +0.0% MoM.

Est. Exit PSF

$929

vs Island Wide PSF

+54.3%

Txns This Month

165

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

Rental demand context: 252 leases this month, rent -0.7% MoM.

Est. Exit PSF

$791

vs Island Wide PSF

+31.4%

Txns This Month

62

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

Rental demand context: 95 leases this month, rent +1.2% MoM.

Est. Exit PSF

$826

vs Island Wide PSF

+37.2%

Txns This Month

7

Sellers have leverage this month (+18.9% MoM) — a reasonable window to list.

Rental demand context: 8 leases this month, rent +1.1% MoM.

Verdict: Cooling.

Flat Type	Leases	Median Rent	MoM Trend
2-Room	19	$2,450/mo	+6.5%
3-Room	376	$3,000/mo	+0.0%
4-Room	252	$3,874/mo	-0.7%
5-Room	95	$4,250/mo	+1.2%
Executive	8	$4,550/mo	+1.1%

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

West HDB Pulse | August 2026 | HDB Resale & Rental

North-East HDB Pulse | August 2026 | HDB Resale & Rental

North HDB Pulse | August 2026 | HDB Resale & Rental