Are Million-Dollar HDB Landed Homes Still Worth A Look In 2025 Despite Their Age?
TLDR Old HDB landed homes, like those in Whampoa, are rare and now fetch over $1.5 million, but their value...
Read More
Are Resale HDBs Really Unaffordable In 2025?
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.
You May Also Like …
Four Things to Avoid When Renting Out an HDB Flat
TLDR Renting out an HDB flat in Singapore can be a lucrative source of secondary income. Key considerations include adhering...
Read More
The Future Of Singapore Property Investing: 5 Trends To Watch Out For
The future of Singapore's property market is shaped by several emerging trends that reflect cautious optimism, enviable locations, and sociable...
Read More
The Enduring Logic: Why a 3-Room HDB Flat Might Still Be a Strategic Starting Point in 2025
TLDR A decade ago, starting with the smallest resale 3-room flat was recommended for quick property upgrading due to shorter...
Read More
5 Disastrous Property Transaction Nightmares (and How to Avoid Them)!
TLDR When attempting to sell your property, various worst-case scenarios can hinder the sale process significantly. These scenarios include buyers...
Read More
Learn the Essentials of Renting Property in Singapore as a Foreigner
TLDR Renting in Singapore offers various options for foreigners, such as HDBs, Condos, and even unique properties like heritage homes....
Read More
Top 5 Romantic Date Spots in Singapore
Singapore, known for its stunning skyline and diverse culture, is a melting pot of romantic opportunities just waiting to be...
Read More
5 Facilities Selling Points Condo Sellers Should Emphasize To Entice Potential Buyers
TLDR When selling a condo, focusing on highlighting key facilities like gyms, swimming pools, family-friendly amenities, community gardens, and clubhouse...
Read More
When will En-Bloc set to Become Reality Beyond 2023?
TLDR The real estate market is experiencing a lull in en-bloc activities due to various factors. Higher Additional Buyer’s Stamp...
Read More
Top 5 Instagram-Worthy Spots in Singapore
Singapore, a beautiful city-state known for its stunning architecture, lush greenery, and vibrant culture, is a photographer's paradise. The island...
Read More
How Real Estate Professionals in Singapore Choose Their Own Homes: Lessons for Buyers
TLDR Real estate agents in Singapore approach their own home purchases with practicality, often relying on expert advice rather than...
Read More
Should We Reconsider the ABSD Rates?
TLDR We explore the need to reevaluate the current Additional Buyer's Stamp Duty (ABSD) rates in Singapore, considering their impact...
Read More
Top 5 : Golden Tips to Spot a Good Investment Property
Investing in real estate can be a lucrative venture, but it's essential to know how to spot a good investment...
Read More
Why The URA Master Plan Matters For Your Property’s Potential
TLDR The URA Master Plan entails significant shifts like the relocation of Paya Lebar Airport or creation of Punggol Digital...
Read More
Should We Upgrade to a Condo Now or Wait for Interest Rates to Go Down?
TLDR Considering the Singapore property market trends and financial factors, it's crucial to make informed decisions about upgrading from an...
Read More
The Emergence of Million-Dollar HDB Flats in Singapore: Could This Become the Standard Moving Forward?
TLDR Understanding the nuances of the HDB property market in Singapore, especially the trend of million-dollar flats, requires a deep...
Read More
The 5 Most Common Mistakes First-Time Buyers Make (And How to Avoid Them)
The 5 Most Common Mistakes First-Time Buyers Make (And How to Avoid Them) Here are the 5 most common mistakes...
Read More
Looking To Buy An Older HDB Flat? Here’s What You Need To Know Before You Sign On The Dotted Line!
TLDR When considering purchasing an older flat, ensure to thoroughly inspect wet areas for leaks, check balcony conditions, watch out...
Read More
The Changing Faces of Orchard Road
Should You Buy, Sell or Wait? If you're reading this, you must be trying to figure out the best course...
Read More
Top 5 : Questions Should Investors Be Asking Before Investing In Singapore’s High-End Rental Market
Singapore's high-end rental market has been a hot topic of discussion among investors worldwide. With the city-state's robust economy, excellent...
Read More