Which HDB town has the highest 2-room rental yield in Singapore?

Bukit Merah has the highest gross rental yield on a 2-room HDB flat, about 10.3%, from a median rent of $2,500 against a median resale price of $290,000. Gross yield is annual rent divided by resale price, before maintenance, tax, and vacancy.

What is a good rental yield for a 2-room HDB flat?

Gross rental yields on 2-room HDB flats in Singapore typically run from about 4% in pricey central towns to over 7% in older, more affordable towns. Gross yield is before maintenance, property tax, and vacancy, so the net return is lower.

Can I rent out my 2-room HDB flat for the yield?

Only after meeting the 5-year Minimum Occupation Period and getting HDB approval to sublet the whole flat. Yield figures here assume the whole flat is rented at the town's median rate.

2-Room HDB rental yield by town

20 towns ranked · Gross yield, 2-room · Updated monthly from data.gov.sg

The highest gross rental yield on a 2-room HDB flat is in Bukit Merah and Toa Payoh (around 10.3%), where resale prices are low relative to rent. The lowest is in Queenstown (about 5.8%), where pricier flats hold yields down. Yields are computed across 20 towns with enough recent 2-room rentals.

Towns ranked by 2-room gross rental yield

Yield is annual rent ÷ resale price for a 2-room flat. Only towns with at least 10 recent 2-room rentals are ranked. Tap a town for rent across every flat type.

#	Town	Median rent /mo	Median resale	Gross yield
1	Bukit Merah	$2,500	$290,000	10.3%
2	Toa Payoh	$2,300	$280,000	9.9%
3	Kallang/Whampoa	$2,400	$329,000	8.8%
4	Geylang	$2,100	$289,000	8.7%
5	Bedok	$2,300	$325,000	8.5%
6	Central Area	$2,300	$330,000	8.4%
7	Jurong West	$2,450	$360,000	8.2%
8	Ang Mo Kio	$2,200	$327,500	8.1%
9	Bukit Batok	$2,450	$380,000	7.7%
10	Yishun	$2,300	$362,500	7.6%
11	Jurong East	$2,200	$351,000	7.5%
12	Woodlands	$2,300	$378,000	7.3%
13	Sembawang	$2,300	$378,000	7.3%
14	Punggol	$2,400	$398,000	7.2%
15	Hougang	$2,300	$385,500	7.2%
16	Sengkang	$2,300	$388,000	7.1%
17	Choa Chu Kang	$2,100	$357,500	7%
18	Tampines	$2,400	$425,000	6.8%
19	Bukit Panjang	$2,100	$380,000	6.6%
20	Queenstown	$2,500	$515,000	5.8%

Gross yield is annual rent before maintenance, tax, and vacancy, so net return is lower. High yield often means a cheaper, older flat with a shorter lease. Renting out a whole HDB flat requires meeting the 5-year Minimum Occupation Period and HDB approval.

Source: HDB Renting Out of Flats and Resale Flat Prices, data.gov.sg (Singapore Open Data Licence). Cite as: CheckHowMuch, "2-Room HDB Rental Yield by Town (2026)", https://checkhowmuch.sg/rent/yield/2-room/.

Cheapest towns to rent → 4-room yield ranking → Rent by town →

How 2-room HDB rental yield differs across towns

Gross rental yield is the clearest way to compare HDB towns as an income asset: it divides a year of rent by the resale price. On a 2-room flat, Bukit Merah leads at about 10.3%, while Queenstown sits near 5.8%. Yields run highest where resale prices are low relative to rent, which usually means older flats in non-central towns with shorter remaining leases. Central, mature towns rent for more in absolute terms but their high purchase prices pull yields down. The typical 2-room rent across towns is about $2,300 per month ($2,200–$2,500 across the middle half of leases). All figures come from Singapore's data.gov.sg open data and are updated monthly.