Which HDB town has the cheapest 5 room resale flats?

Jurong West has the lowest median resale price per square foot for 5 room flats, at about S$465 PSF, while Outram is the priciest at about S$1344 PSF. The typical town sits around S$642 PSF.

What is the median resale PSF for a 5 room HDB flat?

Across towns, the median 5 room resale price ranges from about S$465 to S$1344 per square foot, based on recent data.gov.sg transactions in snapshot 2026-11.

Do these 5 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: Outram (~S$1344 PSF, ~84 yrs left) sits far above Jurong West (~S$465 PSF, ~69 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 5 room flats

Singapore HDB towns ranked by median resale price per square foot for 5 room flats — cheapest first. From S$465 PSF in Jurong West to S$1344 in Outram.

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

#	Town	Median PSF	Lease left	Blocks
1	Jurong West	S$465	69 yr	744
2	Jurong East	S$489	57 yr	229
3	Woodlands	S$493	77 yr	732
4	Choa Chu Kang	S$497	72 yr	529
5	Sembawang	S$513	74 yr	258
6	Bukit Panjang	S$517	75 yr	346
7	Pasir Ris	S$538	69 yr	438
8	Yishun	S$552	73 yr	701
9	Bukit Batok	S$567	69 yr	432
10	Hougang	S$573	62 yr	599
11	Tampines	S$594	66 yr	919
12	Ang Mo Kio	S$598	54 yr	392
13	Serangoon	S$606	62 yr	232
14	Sengkang	S$613	76 yr	660
15	Bedok	S$642	57 yr	531
16	Clementi	S$657	54 yr	206
17	Punggol	S$658	88 yr	559
18	Rochor	S$662	57 yr	19
19	Toa Payoh	S$673	62 yr	342
20	Geylang	S$686	55 yr	293
21	Novena	S$740	71 yr	84
22	Bishan	S$770	63 yr	234
23	Bukit Merah	S$802	76 yr	425
24	Kallang	S$824	77 yr	211
25	Queenstown	S$853	68 yr	209
26	Marine Parade	S$873	50 yr	59
27	Bukit Timah	S$951	62 yr	23
28	Outram	S$1344	84 yr	16

Median S$/sq ft across each town’s blocks’ latest recorded 5 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 5 room prices

Price per square foot lets you compare 5 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.