The Most Expensive HDB Towns in 2026 (By Price Per Square Metre)
Ranking every HDB town by average resale price per square metre over the last 12 months, using 24,557 transactions from data.gov.sg.
Total price tells you what a flat cost. Price per square metre tells you what you actually paid for the space. For anyone comparing a 4-room in Bishan against a 5-room in Sengkang, the second number is the honest one.
We took every resale transaction registered between Nov 2025 and Oct 2026, grouped it by town, and ranked the result by average price per square metre. Towns with fewer than 20 sales were excluded so a single unusual deal cannot distort the ranking.
The ranking
| Town | Sales | Average price | Average $/sqm |
|---|---|---|---|
| Queenstown | 770 | $821,140 | $10,006 |
| Central Area | 177 | $854,423 | $9,939 |
| Bukit Timah | 60 | $994,543 | $8,765 |
| Bukit Merah | 909 | $775,355 | $8,715 |
| Toa Payoh | 1,001 | $758,720 | $8,627 |
| Kallang/whampoa | 742 | $740,756 | $8,386 |
| Clementi | 495 | $728,122 | $8,174 |
| Bishan | 421 | $873,480 | $8,153 |
| Geylang | 645 | $623,601 | $7,499 |
| Marine Parade | 129 | $649,380 | $7,489 |
What drives the gap
Price per square metre tracks three things more than any other: how close the block is to an MRT interchange, how old the surrounding estate is, and how much of the town is within walking distance of a mature amenity cluster. A 30-year-old flat beside a new MRT line frequently beats a newer flat two bus stops away.
Mature estates also carry a structural premium: they were built when land was cheaper to acquire and blocks were placed closer to town centres, so the same 90 square metres sits on a more valuable plot.
The other end of the table
The five towns with the lowest average price per square metre in the same window were:
- Jurong West — $5,674 per sqm across 1,453 sales
- Choa Chu Kang — $5,713 per sqm across 1,008 sales
- Woodlands — $5,804 per sqm across 1,814 sales
- Jurong East — $5,998 per sqm across 469 sales
- Yishun — $6,139 per sqm across 1,548 sales
A low $/sqm is not automatically good value. It usually reflects a longer remaining lease, a less central location, or a larger flat type mix. Check the block-level record before you decide.
Every town page on this site breaks the same numbers down by street and flat type, so you can see whether a town-wide average is being dragged up by one new development or is genuinely broad-based.
Figures are indicative only. Resale prices depend on storey, orientation, renovation and negotiation, none of which appear in the transaction record.