5-Room HDB Resale Flats In Q2 2026: Queenstown Tops The Towns At S$1,258,000
Published 10 Oct 2026
If you own or are watching a 5-room flat, the town you are in matters more than the island-wide number. The gap between the top and bottom town medians is close to double.
In this article, we look at every town with at least 15 5-room resales in Q2 2026, ranked by median price, with median psm, sale counts and the change against Q2 2025.
Island-wide, 1,364 5-room flats resold in Q2 2026 at a median price of S$738,000 (S$6,250 psm). That is 0.0% against Q2 2025, when 1,516 flats changed hands at the same median, based on HDB resale data from data.gov.sg.
Which Towns Had The Highest 5-Room Medians?
Twenty-three towns had at least 15 5-room resales in the quarter. The table below ranks them by median price, and also shows the median psm, the sale count and the change on Q2 2025.
Queenstown led at S$1,258,000 from 23 sales, with Clementi next at S$1,225,500 from 20 sales. At the other end, Jurong West recorded a median of S$635,500 across 114 sales. The ratio between the highest and lowest town median is 1.98.
Note that the counts vary widely. Woodlands logged 140 sales and Tampines 139, while Serangoon had 16 and Geylang 17. A median drawn from a smaller count moves more easily with the mix of flats sold.
| Town | Median price Q2 2026 | Median psm | Sales | Median price Q2 2025 | Change |
|---|---|---|---|---|---|
| Queenstown 5-room | S$1,258,000 | S$10,403 psm | 23 | — | — |
| Clementi 5-room | S$1,225,500 | S$11,290 psm | 20 | S$910,000 | +34.7% |
| Toa Payoh 5-room | S$1,043,400 | S$8,664 psm | 28 | S$985,000 | +5.9% |
| Ang Mo Kio 5-room | S$1,000,000 | S$8,436 psm | 39 | S$880,000 | +13.6% |
| Bukit Merah 5-room | S$991,000 | S$8,587 psm | 46 | S$1,100,000 | -9.9% |
| Bishan 5-room | S$978,000 | S$8,083 psm | 31 | S$990,000 | -1.2% |
| Kallang/Whampoa 5-room | S$971,250 | S$8,412 psm | 26 | S$912,500 | +6.4% |
| Geylang 5-room | S$915,000 | S$7,034 psm | 17 | — | — |
| Tampines 5-room | S$828,000 | S$6,604 psm | 139 | S$819,000 | +1.1% |
| Serangoon 5-room | S$824,000 | S$6,771 psm | 16 | — | — |
| Bedok 5-room | S$804,000 | S$6,647 psm | 40 | S$735,000 | +9.4% |
| Bukit Batok 5-room | S$800,000 | S$7,062 psm | 83 | S$825,000 | -3.0% |
| Punggol 5-room | S$780,000 | S$6,858 psm | 105 | S$758,800 | +2.8% |
| Pasir Ris 5-room | S$730,000 | S$5,779 psm | 57 | S$730,000 | 0.0% |
| Jurong East 5-room | S$721,500 | S$6,046 psm | 26 | S$698,500 | +3.3% |
| Hougang 5-room | S$720,500 | S$6,120 psm | 48 | S$800,000 | -9.9% |
| Yishun 5-room | S$692,500 | S$5,971 psm | 52 | S$718,944 | -3.7% |
| Bukit Panjang 5-room | S$687,500 | S$5,789 psm | 48 | S$720,000 | -4.5% |
| Sengkang 5-room | S$680,000 | S$6,172 psm | 137 | S$705,000 | -3.5% |
| Choa Chu Kang 5-room | S$662,000 | S$5,455 psm | 75 | S$670,000 | -1.2% |
| Woodlands 5-room | S$658,000 | S$5,482 psm | 140 | S$672,000 | -2.1% |
| Sembawang 5-room | S$650,000 | S$5,545 psm | 39 | S$695,888 | -6.6% |
| Jurong West 5-room | S$635,500 | S$5,450 psm | 114 | S$647,000 | -1.8% |
How Do The Towns Compare On Median Psm?
Price per square metre strips out some of the size differences between flats. The chart below sets out median psm for 5-room flats by town in Q2 2026.
Clementi tops the psm ranking at S$11,290 psm, ahead of Queenstown at S$10,403 psm, reversing their order on median price. Jurong West sits lowest at S$5,450 psm, just below Choa Chu Kang at S$5,455 psm and Woodlands at S$5,482 psm.
The middle of the chart is tightly packed. Bedok at S$6,647 psm and Tampines at S$6,604 psm are close together, as are Sengkang at S$6,172 psm and Hougang at S$6,120 psm. These are HDB resale figures in psm, from recorded transactions rather than any valuation.
Which Towns Rose And Which Fell Since Last Year?
Twenty towns had at least 15 sales in both Q2 2026 and Q2 2025. Of those, 8 posted a higher median than a year earlier and 11 posted a lower one.
The largest rise was Clementi at +34.7%, from S$910,000 to S$1,225,500 across 20 sales. Ang Mo Kio followed at +13.6%, and Bedok at +9.4%. Pasir Ris was unchanged at S$730,000.
The largest fall was Hougang at -9.9%, from S$800,000 to S$720,500 across 48 sales. Bukit Merah also fell 9.9%, from S$1,100,000 to S$991,000. With counts of 20 and 48, these swings can reflect which flats happened to transact, not just price movement.
Summary
Island-wide, the 5-room median held at S$738,000 in Q2 2026, with 1,364 sales against 1,516 a year earlier. Within that flat island figure, towns moved in both directions: Queenstown led at S$1,258,000, Jurong West came in lowest at S$635,500, and Clementi showed the steepest year-on-year rise at +34.7%.
These medians come from recorded HDB resale transactions on data.gov.sg. They describe what a town's flats sold for in one quarter. They are indicative only, and do not account for a flat's lease remaining, floor, block or renovation, nor do they amount to a valuation of any one home.
Method: HDB resale records for 5-room flats, grouped by town and the quarter of the sale month. Towns with fewer than 15 sales in the quarter are omitted, and the change is shown only where both quarters clear that count. 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.