HDB resale market, Q3 2026: prices flat, more flats sold
HDB resale prices dipped 0.2% in Q3 2026 while more flats sold. Medians by flat type held steady, so price against recent sales near you rather than headlines.
6 min read · Figures checked 3 October 2026 · By Michelle Lee Ling Ching, CEA R009798I
The short version
- Prices dipped slightly. HDB's flash Resale Price Index for Q3 2026 is 202.4, down 0.2% from Q2. It is the third small quarterly fall in a row, after 0.1% in Q1 and 0.3% in Q2.
- More sales. HDB recorded 7,528 resale transactions in Q3 as of 29 September, 5.2% more than the same period last year. In the registration data we analyse, Q3 had 7,415 sales, up 20% on Q2.
- Median prices by flat type held steady. The 4-room median was S$628,000, against S$630,000 in Q2.
- More million-dollar flats. 596 resales were registered at S$1 million or more, up from 490 in Q2.
- Private homes kept rising. URA's flash estimate puts private home prices up 1.4% in Q3, and non-landed homes outside the central region up 2.2%. That is where many HDB upgraders buy.
Median price by flat type
Swipe to see all columns. Keyboard: focus this table and use the arrow keys.
| Flat type | Q3 2026 sales | Q3 2026 median | Change vs Q2 2026 | Change vs Q3 2025 |
|---|---|---|---|---|
| 2-room | 208 | S$370,000 | −2.1% | −1.3% |
| 3-room | 1,581 | S$435,000 | −1.1% | −3.3% |
| 4-room | 3,270 | S$628,000 | −0.3% | −0.3% |
| 5-room | 1,820 | S$740,944 | +0.4% | +0.1% |
| Executive | 531 | S$920,000 | 0.0% | +2.1% |
Smaller flats softened more than larger ones over the year. The 3-room median is 3.3% lower than a year ago, while 5-room and Executive medians held or rose.
Why does the overall median look higher when the index fell? The median across all flat types rose to S$638,000 because Q3 had more 5-room and Executive sales in the mix. HDB's index adjusts for that mix, which is why it is the better guide to the direction of prices.
Towns: where 4-room medians moved
To compare like with like, we looked at 4-room medians in towns with at least 40 sales in both Q2 and Q3.
- Rose the most: Geylang (+6.3%, to S$755,000), Queenstown (+4.3%, to S$1,065,000) and Bedok (+4.0%, to S$608,500).
- Fell the most: Bukit Batok (−6.5%, to S$603,888), Bishan (−4.8%, to S$750,000) and Kallang/Whampoa (−4.3%, to S$880,000).
- Busiest towns overall: Tampines (652 sales), Sengkang (538), Punggol (531) and Woodlands (519).
A town median shifts with which blocks happened to sell that quarter: newer or older, higher or lower floors. Treat a single quarter's move as a prompt to look at recent sales near you, not as a trend. Each town has its own price page, with figures by flat type, floor level and remaining lease.
Million-dollar flats
596 flats were resold for S$1 million or more in Q3, against 490 in Q2 and 480 a year earlier. Toa Payoh (93), Queenstown (86) and Bukit Merah (56) had the most. These are mostly larger or newer flats in central towns. They make headlines, but they are about 8% of all resales.
Three things that changed for sellers this quarter
1. Private property owners can buy resale flats without waiting
On 28 July 2026, HDB removed the 15-month wait-out period for private property owners and ex-owners buying a non-subsidised resale flat. That widens the pool of possible buyers. HDB says it has not seen a significant increase in prices or purchases from this group so far.
2. A large BTO launch is coming
HDB will offer about 7,960 new flats in November 2026 in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. Some buyers weigh a new flat against a resale one, so sellers in or near those towns may meet buyers who are comparing both.
3. The gap to private homes widened
HDB resale prices dipped 0.2% while private prices rose 1.4%. If you plan to sell your flat and buy a condominium, the difference you need to bridge grew slightly this quarter. Work out your sale proceeds and your next purchase together, before you list.
What this may mean if you are selling
- Price against recent sales, not headlines. With the index flat, buyers have the same data you do. A price in line with recent sales in your block and flat type usually draws more viewings than one set on hope.
- Check the lease on your flat. About 29% of Q3 resales had under 60 years of lease left. Remaining lease affects how much CPF and loan a buyer can use, so it shapes who can afford your flat.
- Know your numbers first. Estimate your cash proceeds at more than one price, and plan each step from Intent to Sell to completion before you set an asking price.
The agent fee on a typical 4-room sale
On the Q3 median 4-room price of S$628,000, an illustrative 2% commission plus GST comes to S$13,690.40. The Fairnest seller package is a fixed S$2,178.91 incl. GST, payable only when the sale completes. That is an illustrative difference of S$11,511.49. Agency fees are negotiable and are not fixed by CEA.
How we worked out these figures
The Resale Price Index, HDB's transaction count, the wait-out change and BTO supply come from HDB's flash estimate release of 1 October 2026. Private price changes come from URA's flash estimate release of the same day. Medians, flat-type and town figures, million-dollar counts and lease shares are our analysis of HDB's resale flat prices by registration date on data.gov.sg, accessed 3 October 2026 under the Singapore Open Data Licence. Q3 means July to September 2026 by registration month, and September figures can still rise slightly as late registrations are added. HDB counts applications, so its total differs from ours.
Flash estimates are preliminary. HDB and URA publish final Q3 figures later in October, and we will update this page then. These are historical figures, not a valuation of any flat and not a forecast.
This guide is general information for HDB owners in Singapore. It is not legal, tax, or financial advice. HDB, CPF Board, and IRAS rules change; check the current figures on their websites or ask us before you rely on a number.
Common questions
Slightly. HDB's flash Resale Price Index fell 0.2% from Q2 to 202.4, the third small quarterly fall in a row. Median prices by flat type barely moved.
HDB recorded 7,528 resale transactions as of 29 September 2026, 5.2% more than the same period last year. Registration data on data.gov.sg showed 7,415 sales for July to September as of 3 October.
S$628,000 across all towns, against S$630,000 in Q2 2026. Town medians range widely, so check your own town and flat type.
That depends on your next home, your timeline and your flat, not on one quarter's index. With prices flat, pricing in line with recent nearby sales matters more than timing the market.
Sources
- HDB: Flash estimate of 3rd Quarter 2026 Resale Price Index and upcoming flat supply
- URA: Release of flash estimate for 3rd Quarter 2026 private residential property price index
- data.gov.sg: HDB resale flat prices (registration date)
Written by
Michelle Lee Ling Ching
Michelle Lee Ling Ching · CEA Registration Number: R009798I · ERA Realty Network Pte Ltd · CEA Licence Number: L3002382K · Tel: +65 9680 1106
We are a fixed-fee HDB agent, non-exclusive and paid on completion. See our HDB seller fee and what it covers.
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