Issue 001September 2, 2026

West HDB Pulse | August 2026 | HDB Resale & Rental

Ronnie Tan Share

Verified & checked as of 29 Sep 2026

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

Buying: Stable Selling: Balanced Renting: Cooling

West Median Resale PSF

$548

-0.4% MoM

Resale Volume

543

Median Monthly Rent

$3,250

Towns In Region

7

West HDB resale held steady in August 2026, with 543 transactions across the region.

West HDB resale: price is flat (median $548 psf, -0.4% MoM), volume is declining (543 caveats, -12.1% MoM) across 6 of the region's towns this August. 4-Room flats were the most actively traded this month. The rental market moved 659 leases over the same window.

-0.4%

PSF MoM

543

Resale Txns

7

Towns Active

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

01Region Context

West resale PSF held steady to $548 in August 2026 (-0.4% MoM), against Singapore's island-wide median of $601.

Region	Median PSF	Txns
Central	$762	475
East	$608	463
North	$540	436
North-East	$636	604
West (this)	$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 543 transactions represent 0.22% of the region's 247,731 total HDB dwelling units.

02Resale Market

By Flat Type

Flat Type	Txns	Median PSF	Basis
2-Room	13	$741	This month
3-Room	114	$559	This month
4-Room	238	$535	This month
5-Room	137	$548	This month
Executive	41	$526	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 Batok	$917	$375,000
3-Room	Clementi	$1,172	$896,000
4-Room	Clementi	$1,354	$1,355,888
5-Room	Clementi	$1,299	$1,580,000
Executive	Bukit Panjang	$720	$1,100,000

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 Batok — $917 psf	Bukit Batok (8 txns)
3-Room	Clementi — $1,172 psf	Jurong West (31 txns)
4-Room	Clementi — $1,354 psf	Bukit Batok (67 txns)
5-Room	Clementi — $1,299 psf	Jurong West (37 txns)
Executive	Bukit Panjang — $720 psf	Jurong West (14 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 Batok	$751	8	-6.2%
2	Jurong West	$741	2	+6.2%
3	Choa Chu Kang	$692	3	-17.6%

Rank	Town	Txns	Median PSF	MoM
1	Bukit Batok	8	$751	-6.2%
2	Choa Chu Kang	3	$692	-17.6%
3	Jurong West	2	$741	+6.2%

Rank	Town	Median PSF	Txns	MoM
1	Bukit Panjang	$570	8	-11.8%
2	Jurong East	$569	18	+6.0%
3	Clementi	$562	20	-0.7%
4	Bukit Batok	$559	28	-0.2%
5	Choa Chu Kang	$542	9	+8.6%
6	Jurong West	$499	31	+0.0%

Rank	Town	Txns	Median PSF	MoM
1	Jurong West	31	$499	+0.0%
2	Bukit Batok	28	$559	-0.2%
3	Clementi	20	$562	-0.7%
4	Jurong East	18	$569	+6.0%
5	Choa Chu Kang	9	$542	+8.6%
6	Bukit Panjang	8	$570	-11.8%

Rank	Town	Median PSF	Txns	MoM
1	Clementi	$628	18	-32.9%
2	Bukit Panjang	$557	34	-7.2%
3	Jurong East	$557	14	+11.4%
4	Bukit Batok	$553	67	-8.0%
5	Jurong West	$520	55	+1.8%
6	Choa Chu Kang	$492	50	-4.3%

Rank	Town	Txns	Median PSF	MoM
1	Bukit Batok	67	$553	-8.0%
2	Jurong West	55	$520	+1.8%
3	Choa Chu Kang	50	$492	-4.3%
4	Bukit Panjang	34	$557	-7.2%
5	Clementi	18	$628	-32.9%
6	Jurong East	14	$557	+11.4%

Rank	Town	Median PSF	Txns	MoM
1	Clementi	$794	7	+25.8%
2	Bukit Batok	$666	24	+1.8%
3	Bukit Panjang	$577	25	+10.1%
4	Jurong East	$567	9	+3.1%
5	Jurong West	$510	37	+5.2%
6	Choa Chu Kang	$503	35	+1.6%

Rank	Town	Txns	Median PSF	MoM
1	Jurong West	37	$510	+5.2%
2	Choa Chu Kang	35	$503	+1.6%
3	Bukit Panjang	25	$577	+10.1%
4	Bukit Batok	24	$666	+1.8%
5	Jurong East	9	$567	+3.1%
6	Clementi	7	$794	+25.8%

Rank	Town	Median PSF	Txns	MoM
1	Jurong East	$646	2	+11.2%
2	Clementi	$642	1	—
3	Bukit Batok	$531	8	+7.3%
4	Choa Chu Kang	$529	6	-2.8%
5	Bukit Panjang	$519	10	-9.4%
6	Jurong West	$487	14	+1.9%

Rank	Town	Txns	Median PSF	MoM
1	Jurong West	14	$487	+1.9%
2	Bukit Panjang	10	$519	-9.4%
3	Bukit Batok	8	$531	+7.3%
4	Choa Chu Kang	6	$529	-2.8%
5	Jurong East	2	$646	+11.2%
6	Clementi	1	$642	—

Most Active Blocks/Streets

Block/Street	Txns	Median PSF
293D BT BATOK ST 21	5	$787
194B BT BATOK WEST AVE 6	4	$773
546C SEGAR RD	4	$554
10 TECK WHYE AVE	3	$458
395 BT BATOK WEST AVE 5	3	$535

Top Transactions This Month

Town	Flat Type	PSF	Price
Clementi	5-Room	$1,299	$1,580,000
Clementi	4-Room	$1,354	$1,355,888
Clementi	5-Room	$1,020	$1,285,000
Clementi	5-Room	$935	$1,188,000
Clementi	4-Room	$1,119	$1,120,000

03Town League Table

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

By Price By Transactions

Rank	Town	Median PSF	Txns
1	Clementi	$622	46
2	Bukit Batok	$590	135
3	Jurong East	$567	43
4	Bukit Panjang	$564	77
5	Choa Chu Kang	$505	103
6	Jurong West	$503	139

Rank	Town	Txns	Median PSF
1	Jurong West	139	$503
2	Bukit Batok	135	$590
3	Choa Chu Kang	103	$505
4	Bukit Panjang	77	$564
5	Clementi	46	$622
6	Jurong East	43	$567

04Rental Market

By Flat Type

2-Room$2,300/mo15 leases

3-Room$2,800/mo174 leases

4-Room$3,400/mo249 leases

5-Room$3,525/mo180 leases

Executive$3,800/mo41 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, West 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	West Median PSF	SG Median PSF	vs SG	N
90+	$791	$805	-1.8%	44
80-89	$702	$751	-6.6%	15

Lease Band	West Median PSF	SG Median PSF	vs SG	N
90+	$719	$840	-14.4%	62
80-89	$698	$749	-6.8%	59
60-69	$546	$570	-4.2%	58
under-60	$529	$555	-4.6%	268

Lease Band	West Median PSF	SG Median PSF	vs SG	N
90+	$667	$733	-9.0%	177
80-89	$623	$684	-9.0%	140
70-79	$545	$563	-3.1%	244
60-69	$472	$536	-11.9%	195
under-60	$497	$540	-8.1%	168

Lease Band	West Median PSF	SG Median PSF	vs SG	N
90+	$667	$692	-3.7%	117
80-89	$599	$697	-14.0%	75
70-79	$527	$536	-1.7%	211
60-69	$476	$546	-12.9%	98
under-60	$472	$551	-14.3%	63

Lease Band	West Median PSF	SG Median PSF	vs SG	N
70-79	$555	$576	-3.5%	55
60-69	$522	$592	-11.8%	49
under-60	$528	$593	-11.0%	33

06Ron's Read

Ron's Read

West HDB resale PSF held steady to $548 (-0.4% MoM) on 543 transactions in August 2026. Clementi led the region at $622 psf (46 txns).

By flat type: 2-Room at $741 psf (13 txns), 3-Room at $559 psf (114 txns), 4-Room at $535 psf (238 txns), 5-Room at $548 psf (137 txns), Executive at $526 psf (41 txns). This month's top print was a 4-Room flat in Clementi, trading at $1,354 psf. 5-room improving fastest mom, 2-room and 4-room declining.

On the rental side, West rents eased to a median $3,250/month across 659 leases. By flat type: 2-Room at $2,300/mo (15 leases), 3-Room at $2,800/mo (174 leases), 4-Room at $3,400/mo (249 leases), 5-Room at $3,525/mo (180 leases), Executive at $3,800/mo (41 leases).

This month's 543 transactions represent 0.22% of the region's 247,731 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

$375,001

vs Island Wide PSF

+23.3%

Est. Gross Yield

~7.4%

Softening (-6.2% MoM) — a reasonable window to negotiate on entry price.

Estimate only, based on a 506 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

$408,952

vs Island Wide PSF

-7.0%

Est. Gross Yield

~8.2%

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

Estimate only, based on a 732 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

$535,758

vs Island Wide PSF

-10.9%

Est. Gross Yield

~7.6%

Softening (-4.0% MoM) — a reasonable window to negotiate on entry price.

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

$690,176

vs Island Wide PSF

-8.8%

Est. Gross Yield

~6.1%

Rising (+2.2% MoM) — expect less room to negotiate on entry price.

Estimate only, based on a 1,259 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

$815,626

vs Island Wide PSF

-12.4%

Est. Gross Yield

~5.6%

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

Estimate only, based on a 1,550 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

$741

vs Island Wide PSF

+23.3%

Txns This Month

13

Momentum has cooled (-6.2% MoM) — if you're not under time pressure, holding may be the better play.

Rental demand context: 15 leases this month, rent -7.1% MoM.

Est. Exit PSF

$559

vs Island Wide PSF

-7.0%

Txns This Month

114

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

Rental demand context: 174 leases this month, rent -3.4% MoM.

Est. Exit PSF

$535

vs Island Wide PSF

-10.9%

Txns This Month

238

Momentum has cooled (-4.0% MoM) — if you're not under time pressure, holding may be the better play.

Rental demand context: 249 leases this month, rent -2.9% MoM.

Est. Exit PSF

$548

vs Island Wide PSF

-8.8%

Txns This Month

137

Sellers have leverage this month (+2.2% MoM) — a reasonable window to list.

Rental demand context: 180 leases this month, rent -7.2% MoM.

Est. Exit PSF

$526

vs Island Wide PSF

-12.4%

Txns This Month

41

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

Rental demand context: 41 leases this month, rent -9.5% MoM.

Verdict: Cooling.

Flat Type	Leases	Median Rent	MoM Trend
2-Room	15	$2,300/mo	-7.1%
3-Room	174	$2,800/mo	-3.4%
4-Room	249	$3,400/mo	-2.9%
5-Room	180	$3,525/mo	-7.2%
Executive	41	$3,800/mo	-9.5%

West 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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