Week ending 15 Nov 2026
238 million-dollar flats in October, and a look at Tampines
Prices are steady across most of Singapore, but the top of the HDB market keeps climbing: 238 flats sold for $1 million or more in October, and 2026 has already passed all of 2025 (1,796 so far against 1,593).
672 HDB and 186 private sales recorded so far for November (October: 2,173 HDB, 2,923 private).
Market pulse
Over the last three months, prime condos (CCR) fell 1.7%; everything else held steady. Against a year ago, like-for-like HDB prices are steady (-0.2%), while condos outside the centre (OCR) and city-fringe condos (RCR) are up 2-3%.
| Segment | $ psf, Aug-Oct 2026 | vs 3 months before | vs a year ago | Sales |
|---|---|---|---|---|
| HDB resale, all flats | $600 | steady (-0.3%) | down 1.1% | 6,930 |
| HDB resale, 4-room | $612 | steady (-0.3%) | down 1.2% | 2,987 |
| Condo resale, outside central (OCR) | $1,518 | steady (-0.7%) | up 2.0% | 1,919 |
| Condo resale, city fringe (RCR) | $1,982 | steady (+0.9%) | up 2.7% | 947 |
| Condo resale, prime (CCR) | $2,151 | down 1.7% | steady (-0.2%) | 519 |
Like-for-like HDB change on a year ago: steady (-0.2%), comparing the same flat type, lease band and storey band (6,917 of 6,930 sales). Median price per sq ft of recorded sales.
PSF WeeklyRecords and most traded
15 town and flat-type price records fell since the start of October. The biggest cluster is on Dawson Rd (Queenstown) and Cantonment Rd (Central Area).
| Block | Town | Type | Storey | Price | $ psf | Previous high |
|---|---|---|---|---|---|---|
| Blk 1A Cantonment Rd | Central Area | 4-room | 28 to 30 | $1,588,000 | $1,553 | $1,500 |
| Blk 96 Dawson Rd | Queenstown | 5-room | 40 to 42 | $1,818,000 | $1,522 | $1,501 |
| Blk 1A Cantonment Rd | Central Area | 5-room | 46 to 48 | $1,710,000 | $1,513 | $1,493 |
| Blk 96 Dawson Rd | Queenstown | 4-room | 31 to 33 | $1,350,000 | $1,458 | $1,417 |
| Blk 94 Dawson Rd | Queenstown | 3-room | 34 to 36 | $938,000 | $1,383 | $1,364 |
| Blk 273A Bishan St 24 | Bishan | 5-room | 37 to 39 | $1,711,000 | $1,325 | $1,263 |
| Blk 152B Bedok Sth Rd | Bedok | 5-room | 16 to 18 | $1,588,000 | $1,306 | $1,199 |
| Blk 9 Boon Keng Rd | Kallang/whampoa | 5-room | 34 to 36 | $1,640,000 | $1,302 | $1,273 |
| Blk 109B Bidadari Pk Dr | Toa Payoh | 5-room | 10 to 12 | $1,580,000 | $1,299 | $1,288 |
| Blk 222A Bedok Nth Dr | Bedok | 4-room | 16 to 18 | $1,280,000 | $1,293 | $1,199 |
| Blk 131A Canberra Cres | Sembawang | 2-room | 07 to 09 | $420,800 | $1,029 | $978 |
| Blk 279A Sengkang East Ave | Sengkang | 3-room | 13 to 15 | $676,767 | $938 | $926 |
| Blk 938 Tampines Ave 5 | Tampines | Executive | 07 to 09 | $1,275,000 | $834 | $773 |
| Blk 652 Yishun Ave 4 | Yishun | Executive | 07 to 09 | $1,328,888 | $753 | $714 |
| Blk 109B Canberra Walk | Sembawang | 5-room | 13 to 15 | $880,000 | $717 | $717 |
Busiest HDB blocks, Aug-Oct 2026
The busiest HDB blocks were Blk 94 Dawson Rd and Blk 621A Tampines St 61, with 15 resales each in three months; all of the top five are blocks with 90+ years of lease left. Treasure at Tampines led condo resales with 30.
| Block | Town | Resales | Median price | $ psf |
|---|---|---|---|---|
| Blk 94 Dawson Rd | Queenstown | 15 | $990,000 | $1,254 |
| Blk 621A Tampines St 61 | Tampines | 15 | $768,888 | $824 |
| Blk 104A Bidadari Pk Dr | Toa Payoh | 13 | $1,058,000 | $1,107 |
| Blk 110B Bidadari Pk Dr | Toa Payoh | 13 | $1,090,000 | $1,089 |
| Blk 96 Dawson Rd | Queenstown | 10 | $972,500 | $1,243 |
| Blk 114A Alkaff Cres | Toa Payoh | 10 | $821,944 | $1,102 |
| Blk 622A Tampines Ave 12 | Tampines | 10 | $920,000 | $781 |
| Blk 78 Lor Limau | Kallang/whampoa | 9 | $948,000 | $947 |
| Blk 421C Northshore Dr | Punggol | 9 | $610,000 | $854 |
| Blk 627B Tampines St 61 | Tampines | 9 | $888,000 | $808 |
Busiest condos (resales), Aug-Oct 2026
| Project | District | Resales | Median price | $ psf |
|---|---|---|---|---|
| Treasure at Tampines | D18 | 30 | $1,681,500 | $1,843 |
| D'Nest | D18 | 28 | $1,401,944 | $1,494 |
| Kingsford Waterbay | D19 | 28 | $1,014,000 | $1,457 |
| Parc Esta | D14 | 27 | $1,743,000 | $2,409 |
| Parc Clematis | D05 | 26 | $1,570,000 | $2,159 |
| Normanton Park | D05 | 24 | $1,880,000 | $2,009 |
| The Florence Residences | D19 | 24 | $1,306,500 | $1,914 |
| The Tapestry | D18 | 23 | $1,081,000 | $1,765 |
| Affinity at Serangoon | D19 | 21 | $1,300,000 | $1,776 |
| Riverfront Residences | D19 | 21 | $1,070,000 | $1,713 |
Highest $ psf private sale by segment, since October
| Segment | Project | Floor | Sale | Price | $ psf |
|---|---|---|---|---|---|
| CCR | Nassim Park Residences | 01-05 | resale | $16,000,000 | $4,602 |
| RCR | Promenade Peak | 56-60 | new sale | $4,008,000 | $3,448 |
| OCR | Vela Bay | 06-10 | new sale | $2,902,000 | $2,808 |
Priced below similar homes
These flats sold for 23-27% less per sq ft than similar flats in the same town. Gaps this large often reflect condition or a quick sale, which the records cannot show.
- Blk 101 Serangoon Nth Ave 1 (Serangoon), 4-room, 57 years of lease left: $523k, 27% below 41 similar sales
- Blk 111A Depot Rd (Bukit Merah), 5-room, 78 years of lease left: $914k, 24% below 26 similar sales
- Blk 108 Serangoon Nth Ave 1 (Serangoon), 3-room, 57 years of lease left: $398k, 23% below 33 similar sales
Similar = same town, flat type, storey band and 5-year lease band, size within 15%, sold in the previous 12 months. How we compare
Spotlight: Tampines
Tampines 4-room flats sell for a median $619 per sq ft, ranking 11 of 23 towns, 1% above the Singapore 4-room median. Comparing like with like, prices here are steady (-0.6%) on a year ago.
New launches
New launches made up 36% of private sales in Aug-Oct 2026. Thomson Reserve alone recorded 1,029.
| Project | District | Sales | Median price | $ psf |
|---|---|---|---|---|
| Thomson Reserve | D20 | 1,029 | $2,578,000 | $2,865 |
| Lucerne Grand | D22 | 395 | $2,172,000 | $2,497 |
| Union Square Residences | D01 | 71 | $1,999,000 | $2,831 |
| Dunearn House | D11 | 56 | $2,025,000 | $3,086 |
| Lentor Gardens Residences | D26 | 49 | $2,338,400 | $2,374 |
Rents
A 4-room HDB flat rents for a median $3,400 a month, up 3.0% on a year ago. Among the busiest private rental districts, D10 is dearest at $6,500 and D19 cheapest at $3,500 (September contracts).
| HDB flat | Median monthly rent | vs a year ago | Approvals |
|---|---|---|---|
| 2-room | $2,350 | up 2.2% | 296 |
| 3-room | $2,900 | up 3.6% | 2,764 |
| 4-room | $3,400 | up 3.0% | 3,134 |
| 5-room | $3,500 | steady (+0.0%) | 1,871 |
| Executive | $3,800 | up 1.3% | 417 |
| District | Median monthly rent | vs a year ago | Contracts |
|---|---|---|---|
| D09 | $5,600 | steady (+0.0%) | 759 |
| D10 | $6,500 | up 4.8% | 710 |
| D15 | $4,700 | up 4.4% | 624 |
| D19 | $3,500 | up 1.4% | 531 |
| D14 | $3,700 | steady (+0.0%) | 529 |
| D03 | $4,600 | steady (+0.0%) | 382 |
| D05 | $4,325 | down 1.7% | 328 |
| D23 | $3,800 | up 2.7% | 327 |
One number to know
1.23%
3-month compounded SORA, the benchmark most floating home loans follow, was 1.23% in Sep 2026, against 1.45% a year earlier. The official HDB Resale Price Index was steady (-0.1%) in Q3 2026; URA's private price index was up 1.4%.