3 towns where no HDB flat has ever crossed $1 million
Of Singapore's 26 HDB towns, 23 have recorded a million-dollar resale. Choa Chu Kang, Jurong West and Sembawang have not. Choa Chu Kang is closest, just $20K away.
The 3 Holdouts
Every holdout town plotted against the million-dollar line. Towns in red are on a five-year trend that would carry their peak past $1 million within two years.
Town by town
Where the peak was set, the gap to $1 million, and the five-year trend.
Choa Chu Kang
Set in Nov 2025 at Block 657 Choa Chu Kang Cres. EXECUTIVE unit, 141 sqm, storeys 13 TO 15.
Jurong West
Set in Jun 2024 at Block 471 Jurong West St 41. EXECUTIVE unit, 149 sqm, storeys 10 TO 12.
Sembawang
Set in Jan 2026 at Block 310 Canberra Rd. EXECUTIVE unit, 143 sqm, storeys 13 TO 15.
The Blocks Closest to Crossing
Across all 3 holdout towns, these are the eight blocks whose latest recorded sale sits closest to $1 million. Any one of them could be next.
| # | Block | Town | Latest Sale | Gap to $1M |
|---|---|---|---|---|
| 1 | Block 640 Choa Chu Kang St 64 | Choa Chu Kang | $950,000 | $50K |
| 2 | Block 420 Choa Chu Kang Ave 4 | Choa Chu Kang | $925,000 | $75K |
| 3 | Block 108 Teck Whye Lane | Choa Chu Kang | $922,888 | $77K |
| 4 | Block 310 Canberra Rd | Sembawang | $920,000 | $80K |
| 5 | Block 342 Choa Chu Kang Loop | Choa Chu Kang | $915,000 | $85K |
| 6 | Block 469 Jurong West St 41 | Jurong West | $908,000 | $92K |
| 7 | Block 601 Choa Chu Kang St 62 | Choa Chu Kang | $900,888 | $99K |
| 8 | Block 203 Choa Chu Kang Ave 1 | Choa Chu Kang | $900,000 | $100K |
Will Any Cross by 2028?
Simple projection: take each town's current peak and grow it by the town's median 5-year price trend, annualised, over the next two years. This is not a forecast. It is a sanity check on momentum.
Why These Towns?
The pattern is geographic. All three holdouts share traits that limit how high resale prices can climb.
Distance from the central area
Choa Chu Kang, Jurong West, and Sembawang sit on the outer edges of the island. Buyers paying premium prices have historically chased proximity to Orchard, the CBD, and prime employer hubs.
Younger estates, fewer mature freehold-feel blocks
The blocks that hit $1M are usually mature, well-maintained, and large in floor area. These three towns skew towards newer BTO stock and standard 4-room layouts.
Weaker MRT density
MRT proximity is a major price driver. Mature lines like the EWL and NSL serve other heartland towns more comprehensively. Sembawang and Choa Chu Kang have limited MRT walkability across most blocks.
About This Analysis
Methodology
A "holdout" town is defined as one where the highest-ever recorded resale transaction is below $1,000,000. We use the highestTransaction field on each block, derived from the full transaction history. The 5-year median trend is the median annual appreciation across all blocks in a town that have at least 5 years of data. The two-year projection compounds each town's annualised median trend forward two years from its current peak. All data is sourced from data.gov.sg and refreshed monthly. Projections are illustrative, not predictive. For full methodology, see our methodology page.
Frequently Asked Questions
Which Singapore HDB towns have never had a $1 million sale?
Choa Chu Kang, Jurong West, Sembawang are the 3 HDB towns where no resale flat has ever crossed $1,000,000. Every other Singapore HDB town has recorded at least one million-dollar sale since 2017.
Which holdout town is closest to crossing $1 million?
Choa Chu Kang is closest. Its highest-ever sale was $980,000 at Block 657 Choa Chu Kang Cres (EXECUTIVE, 141 sqm) in Nov 2025. That puts it just $20K below the million-dollar mark.
Will any of these towns cross $1 million in 2026?
Based on each town's median 5-year trend projected forward two years, 3 of the 3 holdout towns are on track to cross $1M. Outliers (one unusually large unit, one unusually high floor) can break the threshold ahead of trend, so an early crossing is possible at any time.
Why have these towns not had a $1 million sale?
The pattern is geographic. These towns are typically further from the central area, have fewer MRT stations, and consist mostly of younger BTO estates. Buyers paying premium prices tend to focus on mature estates with central-area access.
Where does this data come from?
All transaction data is sourced from data.gov.sg, Singapore's open data portal. HDB publishes resale flat transaction records which we process and analyse. Data is refreshed on the 1st and 15th of each month.
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