Which HDB town has the cheapest 2 room resale flats?

Outram has the lowest median resale price per square foot for 2 room flats, at about S$574 PSF, while Queenstown is the priciest at about S$1067 PSF. The typical town sits around S$713 PSF.

What is the median resale PSF for a 2 room HDB flat?

Across towns, the median 2 room resale price ranges from about S$574 to S$1067 per square foot, based on recent data.gov.sg transactions in snapshot 2026-11.

Do these 2 room prices factor in remaining lease?

No — PSF is not lease-adjusted, so we show each town's median remaining lease next to it. A shorter lease should pull PSF down, all else equal, but lease rarely explains the gap between towns: Queenstown (~S$1067 PSF, ~88 yrs left) sits far above Outram (~S$574 PSF, ~55 yrs) even though it has the longer lease — the rest is location. Use the lease column to compare like-for-like rather than reading PSF alone.

Cheapest HDB towns for 2 room flats

Singapore HDB towns ranked by median resale price per square foot for 2 room flats — cheapest first. From S$574 PSF in Outram to S$1067 in Queenstown.

3 room →4 room →5 room →executive →All flat types →

#	Town	Median PSF	Lease left	Blocks
1	Outram	S$574	55 yr	11
2	Pasir Ris	S$591	67 yr	324
3	Serangoon	S$612	52 yr	35
4	Bukit Merah	S$619	49 yr	237
5	Geylang	S$642	52 yr	171
6	Clementi	S$649	52 yr	121
7	Toa Payoh	S$657	41 yr	148
8	Marine Parade	S$687	48 yr	59
9	Bukit Batok	S$688	92 yr	153
10	Ang Mo Kio	S$697	53 yr	269
11	Yishun	S$705	89 yr	374
12	Choa Chu Kang	S$712	91 yr	270
13	Bedok	S$713	55 yr	390
14	Bukit Panjang	S$729	88 yr	204
15	Sengkang	S$737	88 yr	600
16	Kallang	S$743	59 yr	122
17	Jurong West	S$747	91 yr	720
18	Hougang	S$751	90 yr	131
19	Woodlands	S$754	88 yr	482
20	Jurong East	S$761	87 yr	102
21	Sembawang	S$787	91 yr	258
22	Tampines	S$788	87 yr	436
23	Punggol	S$810	91 yr	420
24	Queenstown	S$1067	88 yr	135

Median S$/sq ft across each town’s blocks’ latest recorded 2 room resale PSF. Lower is cheaper. “Lease left” is the median remaining lease of those sales — PSF itself is not lease-adjusted, so a pricier town is not always the longer-lease one (central location usually outweighs lease decay). Source data.gov.sg, snapshot 2026-11.

Reading these 2 room prices

Price per square foot lets you compare 2 room flats across towns on the same footing, but it isn’t the whole story. A cheaper town may cost you in commute; a pricier one may pay you back in connectivity and resale demand. Weigh price against commute and overall liveability, and read how to read HDB resale prices to tell a fair price from a hopeful one.