Answer
HDB 5-Room Resale Price in 2026 — By Town
Median prices for every major HDB town, plus the factors that push prices up or down.
Answer: HDB 5-room resale flats cost $580K-$750K on average in 2026. Mature estates command $650K-$850K — Toa Payoh, Queenstown, and Bukit Merah lead at $750K+. Affordable options in Woodlands, Jurong West, and Sembawang sit at $500K-$600K. The all-time record is $1.7M at SkyTerrace @ Dawson.
5-Room Resale Prices by Town (Top 15)
Median transacted prices, Q4 2025 – Q1 2026
| Town | Estate Type | Median Price | Price Range |
|---|---|---|---|
| Queenstown | Mature | $820,000 | $700K – $1.7M |
| Bukit Merah | Mature | $780,000 | $650K – $950K |
| Toa Payoh | Mature | $760,000 | $640K – $900K |
| Central Area | Mature | $750,000 | $620K – $880K |
| Bishan | Mature | $730,000 | $620K – $850K |
| Ang Mo Kio | Mature | $700,000 | $580K – $820K |
| Clementi | Mature | $690,000 | $570K – $800K |
| Tampines | Mature | $660,000 | $550K – $780K |
| Bedok | Mature | $650,000 | $540K – $760K |
| Punggol | Non-Mature | $620,000 | $520K – $730K |
| Sengkang | Non-Mature | $600,000 | $500K – $700K |
| Choa Chu Kang | Non-Mature | $560,000 | $480K – $640K |
| Jurong West | Non-Mature | $540,000 | $460K – $620K |
| Woodlands | Non-Mature | $530,000 | $450K – $610K |
| Sembawang | Non-Mature | $520,000 | $440K – $600K |
Source: HDB resale transaction data (data.gov.sg). Prices rounded to nearest $10K. Range reflects 10th-90th percentile.
Factors That Affect 5-Room Resale Prices
| Factor | Impact on Price | Example |
|---|---|---|
| Remaining lease | High | 90+ yrs vs 60 yrs = $100K-$200K gap |
| Floor level | High | High floor premium: $30K-$80K |
| MRT proximity | High | Within 500m = 5-10% premium |
| Town (mature vs non-mature) | High | $150K-$250K gap |
| Renovation condition | Medium | Well-renovated = $20K-$50K premium |
| Flat model (DBSS, premium, standard) | Medium | DBSS/premium = $50K-$100K more |
| View (unblocked vs blocked) | Medium | Unblocked = $20K-$40K more |
| School proximity | Low-Medium | Popular primary school within 1km |
5-Room Resale Price Trend (2020–2026)
| Year | Median (All Towns) | YoY Change |
|---|---|---|
| 2020 | $430,000 | — |
| 2021 | $490,000 | +14.0% |
| 2022 | $550,000 | +12.2% |
| 2023 | $600,000 | +9.1% |
| 2024 | $640,000 | +6.7% |
| 2025 | $670,000 | +4.7% |
| 2026 (Q1 est.) | $690,000 | +3.0% |
Source: HDB Resale Price Index & transaction data. 2026 is an estimate based on Q4 2025 and early Q1 2026 transactions.
Planning to sell your 5-room and upgrade?
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FAQ
How much does a 5-room HDB resale flat cost in 2026?
A 5-room HDB resale flat costs between $580,000 and $750,000 on average. In mature estates like Toa Payoh, Queenstown, and Bukit Merah, expect $650,000 to $850,000+. In non-mature estates like Woodlands and Jurong West, prices range from $500,000 to $600,000.
What is the most expensive 5-room HDB ever sold?
The most expensive 5-room HDB sold is a unit at SkyTerrace @ Dawson (Queenstown) for $1.7 million in 2026. This is an outlier — the unit is a high-floor corner unit with unblocked city views in a DBSS (Design, Build and Sell Scheme) project.
Which towns have the cheapest 5-room HDB resale flats?
The most affordable towns for 5-room resale flats are Woodlands ($500K-$560K median), Jurong West ($510K-$570K), Sembawang ($490K-$550K), and Choa Chu Kang ($520K-$580K). These are non-mature estates with good MRT connectivity.
Are 5-room HDB prices still rising in 2026?
Yes, but the rate of increase has slowed. 5-room resale prices rose about 3-5% year-on-year in early 2026, compared to 8-10% in 2023. The market is stabilising as more BTO supply comes online and cooling measures take effect.
Should I buy a 5-room in a mature or non-mature estate?
Mature estates (Toa Payoh, Queenstown, Bishan) cost $150K-$250K more but offer better location, amenities, and rental demand. Non-mature estates (Woodlands, Punggol) are more affordable with newer flats but may have longer commutes. Consider your budget, lifestyle, and whether you plan to upgrade later.
Related
- HDB Resale Prices Data — all towns, all flat types
- Affordability Calculator — max condo from your HDB equity
- Sell HDB Buy Condo Timeline — ~9 months (sell first)
- HDB MOP Check — key collection + 5 years
- HDB Valuation vs Price — what the difference means
Last updated Feb 2026. Prices based on HDB resale transaction data (data.gov.sg). Actual prices vary by specific block, floor, lease, and condition. This is market data, not property advice.