The CheckHowMuch HDB Resale Index
HDB Resale Market Overview, August 2026
The monthly movement report · August 2026 data · 2,521 sales this month · Past months · Source: data.gov.sg
HDB resale prices held broadly flat in August 2026, rising 0.8% to a $635,000 median. That makes August the fifth straight month of sub-1.5% movement. On a three-month basis the national median is essentially unchanged from a year ago, and it has held between $618,000 and $645,000 over the past 13 months. 2,521 flats changed hands (down on July, 14% above August 2025), and 31 blocks crossed $1 million for the first time.
Everyone keeps asking when the market finally moves. August is the honest answer: it barely did. The national median has sat in the same narrow band for over a year now. That is not a market stalling, it is a market that found its level and is holding it. The real story is not the headline number, it is which towns are quietly pulling apart underneath it.
Keith Teo, CheckHowMuch
What Moved This Month
The Median, Month by Month
National median resale price across the 13 complete months to August 2026. The band has stayed narrow: $618,000 to $645,000, a spread of just 4%.
Median resale price per month, all HDB flat types. Latest complete month shown: August 2026. Source: data.gov.sg, processed by CheckHowMuch.
Where Towns Are Pulling Apart
Biggest movers by median, latest three months versus the prior three (a smoother read than a single month). Town medians shift with the MIX of flats sold each month, so treat these as directional, not a per-flat price change.
Methodology & How to Cite This
The CheckHowMuch HDB Resale Index reports movement for a complete month only. The current in-progress month is excluded because HDB registers resale transactions with a lag, so its volume is still filling in. A month is treated as complete when its transaction count is within normal range of the preceding six months.
- Median, month on month, year on year: the median of all resale prices recorded in a month, compared to the prior month and, on a three-month trailing basis, to a year earlier. The three-month basis is used for the year-on-year figure because it is far less sensitive to the mix of flats sold in any single month.
- Flat streak: a month is called flat when the median moves less than 1.5% from the prior month. August is the fifth straight month of sub-1.5% movement.
- Town movers: each town's median over the latest three months versus the prior three months, shown only where at least 60 sales occurred in each window. Town medians move with the mix of flats sold, so these are directional.
- New $1M blocks: blocks recording their first-ever resale above $1 million during the month.
The CheckHowMuch HDB Resale Index (August 2026): median HDB resale price $635,000, +0.8% month on month, +0.3% year on year (three-month basis). 2,521 transactions; 31 new $1M blocks. Source: CheckHowMuch, from data.gov.sg. checkhowmuch.sg/market/
All transaction data is sourced from data.gov.sg, published by the Housing and Development Board (HDB), and refreshed on the 1st and 15th of each month. Computed from 239,887 transactions since 2017. Licensed under the Singapore Open Data Licence. Informational, not financial advice. Read the full valuation methodology.
The Standing Snapshot
Beyond this month's movement, here is where the whole market sits right now: 9,742 blocks, 239,887 transactions since 2017, and the full breakdown by town, flat type, and lease.
HDB Resale Prices by Town
All 26 HDB towns ranked by median resale price. Click any town for a detailed breakdown by flat type, street, and block.
| Town | Median Price | 5-Year Trend |
|---|---|---|
| Bukit Timah | +31.7% | |
| Queenstown | +24.5% | |
| Bishan | +35.3% | |
| Bukit Merah | +24.9% | |
| Kallang/Whampoa | +28.8% | |
| Pasir Ris | +35.5% | |
| Toa Payoh | +31.6% | |
| Tampines | +36% | |
| Marine Parade | +25.2% | |
| Serangoon | +36.5% | |
| Punggol | +38.7% | |
| Sengkang | +38.8% | |
| Central Area | +25.6% | |
| Hougang | +38.4% | |
| Choa Chu Kang | +31% | |
| Sembawang | +33.9% | |
| Bukit Panjang | +31.8% | |
| Geylang | +32.6% | |
| Woodlands | +35% | |
| Jurong West | +29.4% | |
| Bedok | +32.1% | |
| Clementi | +26% | |
| Jurong East | +26.6% | |
| Bukit Batok | +29.9% | |
| Yishun | +33% | |
| Ang Mo Kio | +32.2% |
HDB Resale Prices by Flat Type
Median resale prices across Singapore for each HDB flat type.
| Flat Type | Median Price | Price Range | Blocks |
|---|---|---|---|
| 1 Room | $212,500 | $212,500 – $212,500 | 1 |
| 2 Room | $388,000 | $207,500 – $940,000 | 373 |
| 3 Room | $382,500 | $213,000 – $1,280,000 | 3,081 |
| 4 Room | $485,000 | $250,000 – $1,284,500 | 7,227 |
| 5 Room | $532,444 | $262,500 – $1,284,500 | 4,824 |
| Executive | $675,000 | $295,000 – $1,240,000 | 1,391 |
| Multi-Generation | $815,000 | $380,000 – $930,000 | 8 |
What Does Your HDB Lease Mean for You?
33% of Singapore's HDB blocks (3,210 out of 9,742) have less than 60 years remaining on their lease, which triggers restrictions on CPF usage and HDB loans. These blocks have a median resale price of $408,888, 23% lower than the $531,000 median for blocks with 60+ years remaining.
How Remaining Lease Affects CPF and Loans
| Remaining Lease | CPF Usage | HDB Loan |
|---|---|---|
| 80+ years | Full | Full |
| 60–79 years | Full | Full |
| 30–59 years | Prorated | Restricted |
| 20–29 years | Heavily restricted | Not eligible |
| Under 20 years | Not eligible | Not eligible |
CPF proration formula: maximum CPF usage = (remaining lease at purchase / youngest buyer's age to 55) x property value. Rules may change, check cpf.gov.sg for current policy.
Full Distribution
What happens when an HDB flat has less than 60 years of lease?
When an HDB flat's remaining lease drops below 60 years, CPF usage becomes prorated based on the buyer's age and remaining lease. HDB loan eligibility may also be restricted. This reduces the pool of potential buyers, which typically lowers resale prices. As of August 2026, 3,210 blocks (33%) have less than 60 years remaining, with a median price of $408,888, 23% below blocks with 60+ years.
Can I use CPF to buy an old HDB flat?
Yes, but with limits. For flats with 20+ years of remaining lease, CPF can be used up to a prorated amount based on the ratio of remaining lease to the youngest buyer's age to 55. For flats with fewer than 20 years, CPF cannot be used at all. Check cpf.gov.sg for the latest rules.
How much cheaper are old HDB flats with short leases?
Blocks with less than 60 years remaining have a median resale price of $408,888, which is 23% lower than the $531,000 median for blocks with 60+ years. The discount widens as the lease gets shorter due to CPF restrictions and accelerating lease decay.
Worried about your block's lease? Search for it to see remaining years, CPF eligibility, and 10-year value projections.
Explore Further
Find Your Block
National medians are the headline. The number that affects your decision is the price history of your specific block. Search any of 9,742 HDB blocks for resale prices, valuations, and lease decay projections.