Kallang/Whampoa is trading about 8% below the wider region median — that gap is worth understanding before you make a move here.
Volume held broadly steady in Kallang/Whampoa in July 2026, with 73 resale transactions compared to 71 in June. Month-on-month, the town median PSF softened 10.2% to $682 — giving buyers a softer entry point. The town sits below the regional median of $739 psf (-7.7%).
Verified as of 11 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 2026
Kallang/Whampoa median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Kallang/Whampoa |
|---|---|---|
| Kallang/Whampoa | $682 | — |
| Central Region | $739 | +8.4% |
| Island Wide | $594 | -12.9% |
Kallang/Whampoa ranks #8 of 9 Central region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Upp Boon Keng Rd | 4 transactions | $1,070 |
| Upp Boon Keng Rd | 2 transactions | $1,181 |
| Jellicoe Rd | 2 transactions | $985 |
| Whampoa Dr | 2 transactions | $536 |
| Boon Keng Rd | 2 transactions | $1,187 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 73 | $448,000 | $650,000 | $930,000 | $682 |
| 2-Room | 1 | $308,000 | $308,000 | $308,000 | $681 |
| 3-Room | 33 | $385,000 | $428,000 | $520,000 | $630 |
| 4-Room | 28 | $630,500 | $819,844 | $985,000 | $819 |
| 5-Room | 10 | $726,750 | $959,000 | $1,137,916 | $727 |
| Executive | 1 | $1,080,000 | $1,080,000 | $1,080,000 | $697 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $682 median PSF represents a 10.2% dip against June's $759. Transaction count rose 3% from 71 to 73. If you're a buyer, this is a reasonable window to negotiate.
Upp Boon Keng Rd led with 4 transactions (5% of all town resale) at a median $1,070 psf — 57% above the town median. Upp Boon Keng Rd followed with 2 transactions.
3-Room flats led resale activity in July 2026, accounting for 33 of 73 transactions (45%) at a median $630 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 9 Boon Keng Rd | 5-Room | 16 TO 18 | 1,281 | $1,521,000 | $1,187 | 83 years 07 months |
| 8A Upp Boon Keng Rd | 5-Room | 01 TO 03 | 1,249 | $1,330,000 | $1,065 | 90 years 01 month |
| 8B Upp Boon Keng Rd | 4-Room | 19 TO 21 | 947 | $1,250,000 | $1,320 | 90 years 01 month |
| 8A Upp Boon Keng Rd | 4-Room | 22 TO 24 | 1,023 | $1,228,000 | $1,201 | 90 years 01 month |
| 9 Boon Keng Rd | 4-Room | 31 TO 33 | 1,012 | $1,200,000 | $1,186 | 83 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 6 Beach Rd | 2-Room | 07 TO 09 | 452 | $308,000 | $681 | 52 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 42 Jln Bahagia | 3-Room | 01 TO 03 | 1,269 | $1,000,000 | $788 | 45 years 01 month |
| 56 Jln Ma'mor | 3-Room | 01 TO 03 | 843 | $980,000 | $1,163 | 45 years 01 month |
| 8B Upp Boon Keng Rd | 3-Room | 07 TO 09 | 753 | $786,000 | $1,043 | 90 years 01 month |
| 8A Upp Boon Keng Rd | 3-Room | 10 TO 12 | 753 | $780,000 | $1,035 | 90 years 01 month |
| 38B Bendemeer Rd | 3-Room | 07 TO 09 | 743 | $705,888 | $950 | 84 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 8B Upp Boon Keng Rd | 4-Room | 19 TO 21 | 947 | $1,250,000 | $1,320 | 90 years 01 month |
| 8A Upp Boon Keng Rd | 4-Room | 22 TO 24 | 1,023 | $1,228,000 | $1,201 | 90 years 01 month |
| 9 Boon Keng Rd | 4-Room | 31 TO 33 | 1,012 | $1,200,000 | $1,186 | 83 years 06 months |
| 26A St. George's Lane | 4-Room | 22 TO 24 | 990 | $1,160,000 | $1,171 | 92 years 10 months |
| 8A Upp Boon Keng Rd | 4-Room | 01 TO 03 | 1,023 | $1,100,000 | $1,076 | 90 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 9 Boon Keng Rd | 5-Room | 16 TO 18 | 1,281 | $1,521,000 | $1,187 | 83 years 07 months |
| 8A Upp Boon Keng Rd | 5-Room | 01 TO 03 | 1,249 | $1,330,000 | $1,065 | 90 years 01 month |
| 816 Jellicoe Rd | 5-Room | 16 TO 18 | 1,184 | $1,188,888 | $1,004 | 75 years 09 months |
| 108 Mcnair Rd | 5-Room | 07 TO 09 | 1,378 | $985,000 | $715 | 60 years |
| 14A Upp Boon Keng Rd | 5-Room | 04 TO 06 | 1,313 | $970,000 | $739 | 72 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 48 Bendemeer Rd | Executive | 01 TO 03 | 1,550 | $1,080,000 | $697 | 67 years 05 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
4-Room flats in Kallang/Whampoa show a real lease-decay gap — units with 90+ years remaining trade at $1,076 psf against $556 psf for the under-60 band, a 48% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 912-mo avg · 9 transactions | $315,000 | $615 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 4112-mo avg · 41 transactions | $765,000 | $1,035 |
| 80-89 years | 912-mo avg · 9 transactions | $725,888 | $990 |
| 70-79 years | 9 | Too few resale transactions in the past 5 years to report a reliable figure (9 in the trailing 12 months). | |
| 60-69 years | 4 | Too few resale transactions in the past 5 years to report a reliable figure (4 in the trailing 12 months). | |
| under-60 years | 29 | $410,000 | $578 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 7 | $1,100,000 | $1,076 |
| 80-89 years | 2012-mo avg · 20 transactions | $955,000 | $985 |
| 70-79 years | 7 | $860,888 | $949 |
| 60-69 years | 2412-mo avg · 24 transactions | $759,000 | $700 |
| under-60 years | 10 | $545,000 | $556 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3 | Last transacted: Jul 2026 · $1,065 psf | |
| 80-89 years | 2312-mo avg · 23 transactions | $1,366,000 | $1,132 |
| 70-79 years | 3912-mo avg · 39 transactions | $972,500 | $777 |
| 60-69 years | 1012-mo avg · 10 transactions | $953,000 | $703 |
| under-60 years | 3712-mo avg · 37 transactions | $836,000 | $655 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 4 | Last transacted: Jul 2026 · $697 psf | |
| under-60 years | 7 | Last transacted: Jun 2026 · $619 psf | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents softening (-16.3% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jln Batu | 2 | $2,225/mo |
| Jln Batu | 2 | $2,150/mo |
| King George's Ave | 1 | $1,900/mo |
Rents firming (+3.3% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Nth Bridge Rd | 4 | $3,250/mo |
| Upp Boon Keng Rd | 4 | $2,850/mo |
| Geylang Bahru | 3 | $3,000/mo |
Rents firming (+5.6% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jln Tenteram | 2 | $3,150/mo |
| Lor 3 Geylang | 2 | $4,200/mo |
| Race Course Rd | 2 | $3,900/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jln Batu | 3 | $4,000/mo |
| Boon Keng Rd | 1 | $4,800/mo |
| Jellicoe Rd | 1 | $4,350/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
PSF softened 10.2% in July 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 48% 4-Room lease-decay spread between the 90+ and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
Rental softening, -16.3% MoM — price with that in mind (6 leases last month). Currently -16.7% vs the region median.
Get a Free ValuationFlat (+1.3% MoM) — anchor to recent comparables.
Rental strong, +3.3% MoM — supports pricing (61 leases last month). Currently -14.8% vs the region median.
Get a Free ValuationSoftening (-13.7% MoM) — buyers may push back on this flat type.
Rental strong, +5.6% MoM — supports pricing (31 leases last month). Currently +10.9% vs the region median.
Get a Free ValuationSoftening (-4.5% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (11 leases last month). Currently -1.7% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
13 leases over the trailing 12 months (12-mo avg · 13 leases) — this month's count is too thin for a MoM read. Currently -17.2% vs the region median.
Get a Free ValuationRents softening (-16.3% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jln Batu | 2 | $2,225/mo |
| Jln Batu | 2 | $2,150/mo |
| King George's Ave | 1 | $1,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.3% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Nth Bridge Rd | 4 | $3,250/mo |
| Upp Boon Keng Rd | 4 | $2,850/mo |
| Geylang Bahru | 3 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+5.6% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jln Tenteram | 2 | $3,150/mo |
| Lor 3 Geylang | 2 | $4,200/mo |
| Race Course Rd | 2 | $3,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Jln Batu | 3 | $4,000/mo |
| Boon Keng Rd | 1 | $4,800/mo |
| Jellicoe Rd | 1 | $4,350/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 13 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyReady to talk numbers?
No pitch. Just an honest conversation about your unit.
