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Are Resale HDBs Really Unaffordable In 2025?

Posted by Jayson Ang on September 28, 2025

| All, Buying Tips, Opinion, Selling Tips

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TLDR

Singapore’s housing debate is fueled by headlines about million-dollar flats, but most resale 4-room flats in over 10 estates cost less than $600,000. Sticker shock is normal—it doesn’t mean homes are out of reach. Focus on average prices in your preferred areas instead of extremes. While prime locations cost more, reasonably priced options do exist, especially outside the city center. Most buyers land in the middle, not at the market’s edges. Careful planning and realistic expectations help thousands of Singaporeans buy homes every year.

Let’s tackle the “A” word. Affordability – just mentioning it about Singapore housing lights fires. Say resale flats are affordable, you’re labeled an elite snob. Call them unaffordable, you’re branded entitled. Middle ground? Seems nobody wants to hear it.

Why such raw nerves? Even Singaporeans who meet the sacred 3-3-5 rule (30% down payment, 30% monthly income for payments, price within 5 times annual income) wince at their housing costs. Tell someone they can “comfortably afford” to spend 30% of their income for 25 years – watch their face fall. Only financial monks might celebrate such news.

Million-dollar flat headlines don’t help. That $1.73 million record-breaker sent shock waves through the market. Sure, these prices are outliers, but with only four towns left untouched by the million-dollar club, anxiety spreads like wildfire.

Some face tougher reality checks. Permanent Resident couples can’t access BTO flats. Neither can those who need immediate escape from toxic homes, or singles facing eligibility walls. Cold policy numbers might suggest options exist, but today’s volatile economy turns those options into stress-filled gambles.

Here’s a sanity-saving tip: focus on the middle. Most resale flats won’t hit seven figures, just as they won’t drop below $300,000. These extreme prices grab headlines but rarely reflect your likely buying or selling scenario.

Instead, study average prices in your target neighborhoods. Those numbers tell the real story of what you’ll face in 2024’s market. Million-dollar unicorns make news, but median prices guide smart decisions.

Towns	3 Room	4 Room	5 Room
JURONG WEST	$369,658	$509,284	$602,970
JURONG EAST	$389,317	$513,220	$651,291
CHOA CHU KANG	$413,921	$518,604	$609,511
WOODLANDS	$409,394	$527,699	$636,551
YISHUN	$414,418	$531,592	$661,228
BUKIT PANJANG	$413,711	$544,528	$668,430
MARINE PARADE	$449,492	$561,947	$960,199
SEMBAWANG	$459,703	$569,544	$617,621
HOUGANG	$421,873	$583,508	$731,117
BUKIT BATOK	$407,479	$586,063	$747,430
BEDOK	$399,486	$589,042	$749,271
PASIR RIS	$538,139	$599,621	$701,386
SENGKANG	$485,759	$604,296	$666,123
TAMPINES	$469,831	$630,883	$747,600
SERANGOON	$426,312	$632,852	$770,853
PUNGGOL	$494,098	$634,068	$724,897
ANG MO KIO	$419,576	$640,702	$872,839
BUKIT TIMAH	$476,250	$673,491	$1,060,557
CLEMENTI	$426,630	$704,774	$960,688
BISHAN	$480,013	$732,118	$998,656
GEYLANG	$413,789	$742,209	$868,979
TOA PAYOH	$428,402	$795,078	$986,826
KALLANG/WHAMPOA	$471,883	$839,812	$903,992
CENTRAL AREA	$490,564	$843,087	$1,106,684
BUKIT MERAH	$496,340	$847,775	$976,105
QUEENSTOWN	$452,294	$881,751	$1,039,370

The Numbers Tell A Different Story

Breathe easier: in 11 of 26 estates, 4-room flats still sell below $600,000. Older units? Even cheaper. These aren’t headline-grabbing numbers, but they’re real options for real buyers.

Singapore prices convenience. That’s our reality. MRT-adjacent flats command premiums. With COE prices touching the stratosphere, many choose to trade car keys for prime locations. Better to pay more for a well-connected flat than feed the COE monster.

Does $500,000 or $600,000 sound comfortable? No. Will it ever? Also no. We’re talking about the biggest purchase most people make in their lives. That number will always look intimidating, whether you’re scanning property listings or signing loan papers.

But here’s the truth: between million-dollar unicorns and budget-friendly options, most buyers land somewhere in the middle. The market offers more choices than headlines suggest. Your dream home might not sit next to an MRT station or boast panoramic views, but it exists – at prices that won’t require selling vital organs.

Remember this: feeling sticker shock doesn’t mean homes are unaffordable. It means you’re normal. Nobody skips to the bank with their down payment. But thousands of Singaporeans make it work every year, without magic or mystery. Just careful planning and realistic expectations.

Should You Buy, Sell or Wait?

If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?

It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.

I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.

I can help you by:

Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.

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