Your search results

Are Resale HDBs Really Unaffordable In 2025?

Posted by Jayson Ang on September 28, 2025

| All, Buying Tips, Opinion, Selling Tips

| 0

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 …

All Opinion

Why Can’t More People Own Private Property?

Jayson Ang – April 2, 2024 –

TLDR The blog post discusses the aspirations of individuals like Siti and Mr. Tan regarding property ownership in Singapore. Siti...

All Blog Posts Buying Tips

Will Your HDB Flat Provide For Your Retirement?

Jayson Ang – July 11, 2023 –

TLDR Singapore's property market presents challenges with high prices, particularly in private housing, while public housing remains relatively more affordable....

Mandarin Top 5

The Top 5 Features to Look for When Buying a Luxury Property in Singapore – Expert Insights!

Jayson Ang – September 22, 2024 –

Singapore, a thriving financial hub and one of the world's wealthiest nations, has become an attractive destination for luxury property...

Mandarin Top 5

Top 5 Reasons : Why Singapore’s Property Market Is the Best Place to Invest for Long-Term Growth – Expert Analysis!

Jayson Ang – June 9, 2025 –

TLDR Singapore’s property market stands out for long-term investment due to its strong economy, stable government policies, high rental demand,...

Mandarin Top 5

Top 5 Must-Know Facts about Luxury Properties in Districts 9 of Singapore

Jayson Ang – August 19, 2024 –

Singapore, a bustling city-state known for its impressive skyline and vibrant economy, has always been an attractive destination for property...

All Blog Posts Buying Tips

5 Must-Know Questions Before Investing in Real Estate

Jayson Ang – June 15, 2023 –

TLDR When considering whether to buy a new development or a resale property, it can be challenging. In the blog...

Mandarin Top 5

Top 5 Case Study : The Dark Side of Property Investing in Singapore: Scams, Fraud, and Risks

Jayson Ang – October 1, 2024 –

Singapore's property market has long been considered a lucrative investment sector, attracting investors and speculators looking to profit from the...

Mandarin Top 5

Top 5 : Greatest Challenges That Investors Face In Singapore’s Real Estate Market

Jayson Ang – May 8, 2025 –

Singapore's real estate market is a dynamic and attractive investment landscape for both local and international investors. Known for its...

Mandarin Top 5

5 Impacts Of The Singapore Government’s Cooling Measures On Property Investing

Jayson Ang – May 30, 2024 –

The Singapore government has implemented several cooling measures over the years to regulate the property market and prevent it from...

All Buying Tips Opinion

Should You Splash Your Cash on a Condo Despite the Sky-High PSF?

Jayson Ang – December 2, 2023 –

TLDR The blog post discusses various aspects of investing in condos in Singapore, covering topics such as leasehold versus freehold...

Mandarin Top 5

Powering The Lion City: The Top 5 Industries Driving Singapore’s Economy

Jayson Ang – July 20, 2023 –

Powering The Lion City: The Top 5 Industries Driving Singapore's Economy Singapore is widely recognized as one of the most...

All Buying Tips

The Unsung Importance of Property Finishing: More Than Just Aesthetics

Jayson Ang – December 30, 2025 –

TLDR Many homebuyers overlook the importance of high-quality finishes in properties, assuming they will renovate later or that tenants won’t...

All Blog Posts Opinion

How to Maximise Your Home Value Before Selling : 6 Simple Steps

Jayson Ang – February 9, 2023 –

TLDR When looking to sell your home, consider simple ways to boost its value without costly renovations. Organize living spaces,...

Mandarin Top 5

Top 5 Sushi Restaurants in Singapore

Jayson Ang – May 2, 2024 –

Singapore, a melting pot of cultures and culinary delights, is known for its diverse and vibrant food scene. Among the...

Mandarin Top 5

Top 5 Factors : Why Now Is the Perfect Time to Invest in Singapore’s Real Estate Market – Insider Analysis!

Jayson Ang – March 15, 2025 –

Singapore's real estate market has always been an attractive investment destination for both local and international investors. The city-state's stable...