Four-room flats remain the backbone of Singapore’s public housing market, making up over 42% of all HDB units. Because most families eventually gravitate toward this category, understanding where affordability still exists is becoming increasingly crucial — especially as prices have climbed steadily over the years.
Recent data reveals a clear trend: the most budget-friendly four-room flats are concentrated in the West, followed by parts of the North. Meanwhile, the Central Area continues breaking records, but even there, pockets of more accessible homes still exist.
This article breaks down the key towns, why their prices differ, and what really drives affordability in 2025.
📊 Infographic (Point-Form Highlights)
🌅 Most Affordable Towns for Four-Room HDB Flats
- 🏘️ Choa Chu Kang — $523 psf, lowest average price islandwide
- 🚌 Jurong West — $529 psf
- 🚆 Jurong East — $538 psf
- All three located in the West Region, the most budget-friendly cluster
- 🌳 Woodlands — $544 psf, most value-for-money with strong price growth
- 🧭 Yishun — $565 psf, rounding up the top five
🏷️ What Drives Low Prices in Choa Chu Kang?
- Some flats still transacting below $450k
- Units at Teck Whye Lane: proximity to LRT, ITE College West
- 🕒 Remaining lease around 53 years → major reason for lower pricing
- Another affordable cluster: Choa Chu Kang Ave 4, with longer 74-year leases but far from MRT
- 🚉 Future JRL (2027–2029) boosts connectivity, but key blocks still >500m away from stations
💰 Why Are Some CCK Flats Hitting $690k?
- Three record-setting flats at Street 64 / North 6
- ✨ Long remaining leases (~72 years)
- 🚇 Doorstep access to Yew Tee MRT, Yew Tee Square, Yew Tee Point
- 📚 Surrounded by multiple schools
- Still comparatively affordable vs million-dollar towns
🌲 Woodlands — Affordable and Fast-Growing
- 💹 59.1% price growth since 2020 — one of SG’s fastest
- Boosted by Thomson-East Coast Line (TEL), enhancing North–Central–East connectivity
- Woodlands identified as a Regional Centre, set to grow further
- RTS (2026) enhances cross-border access
- Cheapest transactions (<$430k) mostly along Marsiling Drive, hindered by short leases & >1km distance to MRT
🏙️ Central Area — Expensive, But Hidden Gems Exist
- Highest average price: $1,089 psf
- Pinnacle @ Duxton drove 35+ million-dollar four-room deals
- BUT:
- Flats along Buffalo Road transacted between $587–646 psf
- 🚇 Right beside Little India MRT & Tekka Market
- ⏳ Remaining lease ~56 years, hence lower pricing despite location
🟩 Summary with Key Takeaways (14-word excerpt already above)
- ✅ West Region remains the most affordable zone for four-room resale flats
- ✅ Choa Chu Kang leads Singapore in lowest average resale price
- ✅ Woodlands stands out for both affordability and strong price growth potential
- ✅ Lease decay and proximity to MRT remain the biggest pricing factors
- ✅ Even high-priced towns like Central Area still offer pockets of affordable units
📞 Want to Understand What This Means for Your Home Search?
Whether you're exploring budget-friendly towns, comparing lease profiles, or planning your next move, feel free to reach out — I can help you analyse your options clearly and avoid costly mistakes.