HDB Rents In August 2026: 4-Room Median Hits S$3,400 A Month, Up 3.0%
Published 24 Sept 2026
Rent renewal letters land every year. Whether you rent out a flat or rent one, the going rate matters.
In this article, we look at HDB approved rents by flat type and town, private rents by segment in Q2 2026, and the gross yields our engine measures from both markets.
Over June 2026 to August 2026, the median approved monthly rent for a 4-room HDB flat was S$3,400. That comes from 3,363 approvals, and it is 3.0% above the same three months a year earlier. The flat figures are based on HDB rental approval records from data.gov.sg.
What Are HDB Flats Renting For?
Each flat type has its own median. The table below covers June 2026 to August 2026, with the same window a year earlier for comparison.
The table shows 3-room flats at a median of S$2,900 a month, from 3,018 approvals. That is the largest rise of the four types, at 3.6%. Executive flats had the highest median at S$3,900, but only 472 approvals sit behind it.
Note that 5-room flats moved least. The median was S$3,550, against S$3,500 a year earlier, a change of 1.4%.
| Flat type | Median rent | Approvals | Median a year earlier | Change |
|---|---|---|---|---|
| 3-room | S$2,900 | 3,018 | S$2,800 | +3.6% |
| 4-room | S$3,400 | 3,363 | S$3,300 | +3.0% |
| 5-room | S$3,550 | 2,084 | S$3,500 | +1.4% |
| executive | S$3,900 | 472 | S$3,800 | +2.6% |
Which Towns Had The Highest 4-Room Rents?
Town medians vary widely. The table below ranks 24 towns by their 4-room median over June 2026 to August 2026.
Queenstown led at S$4,300 from 134 approvals. Bukit Panjang sat at the other end, at S$3,000 from 100 approvals. Clementi came third at S$4,100, with 144 approvals.
Note that Central Area fell 6.7%, on just 43 approvals. Small counts move more easily than large ones. Toa Payoh recorded the largest rise at 9.0%, from 84 approvals. Several towns, including Sengkang, Yishun and Choa Chu Kang, were unchanged on the year.
| Town | Median rent | Approvals | Change on a year earlier |
|---|---|---|---|
| Queenstown 4-room | S$4,300 | 134 | +2.4% |
| Central Area 4-room | S$4,200 | 43 | -6.7% |
| Clementi 4-room | S$4,100 | 144 | +2.5% |
| Bukit Merah 4-room | S$4,000 | 191 | 0.0% |
| Toa Payoh 4-room | S$3,925 | 84 | +9.0% |
| Geylang 4-room | S$3,800 | 76 | +8.6% |
| Kallang/Whampoa 4-room | S$3,800 | 109 | +2.7% |
| Bishan 4-room | S$3,700 | 92 | +2.8% |
| Jurong West 4-room | S$3,600 | 295 | +2.9% |
| Ang Mo Kio 4-room | S$3,500 | 112 | +2.9% |
| Jurong East 4-room | S$3,500 | 80 | 0.0% |
| Tampines 4-room | S$3,500 | 234 | +2.9% |
| Bedok 4-room | S$3,400 | 168 | +3.0% |
| Bukit Batok 4-room | S$3,400 | 128 | +6.3% |
| Serangoon 4-room | S$3,400 | 84 | 0.0% |
| Pasir Ris 4-room | S$3,350 | 85 | +1.5% |
| Hougang 4-room | S$3,250 | 177 | +1.6% |
| Punggol 4-room | S$3,250 | 180 | +1.6% |
| Sengkang 4-room | S$3,200 | 253 | 0.0% |
| Choa Chu Kang 4-room | S$3,100 | 139 | 0.0% |
| Sembawang 4-room | S$3,100 | 69 | -0.8% |
| Woodlands 4-room | S$3,100 | 160 | +3.3% |
| Yishun 4-room | S$3,100 | 182 | 0.0% |
| Bukit Panjang 4-room | S$3,000 | 100 | 0.0% |
How Has The 4-Room Median Moved Since 2024?
Monthly medians smooth out less than three-month windows. The chart below tracks the 4-room median by month.
The line sat at S$3,300 for most of the period. It first touched S$3,400 in July 2025, then returned to S$3,300. From May 2026 onwards it held at S$3,400.
Across the 24 months charted, the median went from S$3,300 in September 2024 to S$3,400 in August 2026. That is a change of 3.0%. Monthly counts ran between 943 and 1,385 approvals.
What Did Private Rents Do In Q2 2026?
Private rents are measured per square foot a month, using URA Data Service rental contract records. The table below sets out the three segments for Q2 2026.
The CCR median was S$6.08 psf a month, from 6,029 contracts. The median monthly rent there was S$5,600. The RCR posted the largest rise of the three, at 3.4%.
The OCR recorded the most contracts, at 8,789. Its median was S$4.35 psf a month, up 2.6% on the year. Median monthly rent in the OCR was S$3,900.
| Segment | Median rent (S$ psf a month) | Median monthly rent | Contracts | Median psf a year earlier | Change |
|---|---|---|---|---|---|
| CCR | 6.1 | S$5,600 | 6,029 | 5.9 | +2.7% |
| RCR | 5.5 | S$4,300 | 7,101 | 5.4 | +3.4% |
| OCR | 4.3 | S$3,900 | 8,789 | 4.2 | +2.6% |
What Gross Yields Does The Data Show?
Our engine measures gross yield as annual rent over resale price. The two tables below cover HDB flats by type and private homes by segment, tenure and property type.
Among flats, 3-room recorded 8.0% across 573 blocks. 4-room came in at 6.1% across 555 blocks. Executive flats were lowest at 4.9%, but only 48 blocks sit behind that figure.
Private strata homes run lower. Freehold strata in the CCR measured 2.6% across 814 projects. Leasehold strata in the OCR measured 3.4% across 291 projects. Landed houses sit below all of these, with RCR freehold landed at 1.5%.
| Flat type | Gross yield (%) | Blocks behind the figure |
|---|---|---|
| 2-room | 7.5 | 79 |
| 3-room | 8.0 | 573 |
| 4-room | 6.1 | 555 |
| 5-room | 5.7 | 221 |
| executive | 4.9 | 48 |
| Segment | Tenure | Type | Gross yield (%) | Projects behind the figure |
|---|---|---|---|---|
| CCR | freehold | landed house | 1.9 | 188 |
| CCR | freehold | strata (condo, apartment) | 2.6 | 814 |
| CCR | leasehold | strata (condo, apartment) | 3.5 | 77 |
| OCR | freehold | landed house | 1.8 | 648 |
| OCR | freehold | strata (condo, apartment) | 3.0 | 606 |
| OCR | leasehold | landed house | 2.5 | 59 |
| OCR | leasehold | strata (condo, apartment) | 3.4 | 291 |
| RCR | freehold | landed house | 1.5 | 262 |
| RCR | freehold | strata (condo, apartment) | 3.1 | 852 |
| RCR | leasehold | strata (condo, apartment) | 3.4 | 134 |
Summary
The 4-room HDB median was S$3,400 a month over June 2026 to August 2026, up 3.0% on the year, from 3,363 approvals. Town medians ranged from S$4,300 in Queenstown down to S$3,000 in Bukit Panjang. In the private market, all three segments rose in Q2 2026, with the RCR up 3.4% and the CCR up 2.7%.
These figures come from recorded approvals and contracts, not from any formal valuation. They describe what was transacted, not what a particular home would fetch. Town figures with few approvals, such as Central Area with 43, can swing on a handful of leases. The same caution applies to yields drawn from a small number of blocks or projects.
Method: HDB rents are the median of rental approvals published on data.gov.sg over the three months named, by flat type and town. Private rents are URA rental contracts, median rent per square foot a month by the project's segment. Gross yield is the engine's annualised median rent over the median resale price for the same group, gross of all costs. Groups with fewer than 30 approvals or contracts are omitted. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.