Bukit Panjang's Median HDB Resale Price Fell Just -2.2% Over The Year — But The Psm Figure Dropped -5.1%

Two figures from the same town can point in different directions. In Bukit Panjang last quarter, the median resale price barely moved over the year. The per-square-metre median fell a good deal more.

According to data.gov.sg HDB resale records, Bukit Panjang recorded 174 resales in 2Q2026. The median was S$6,086 psm and S$610,500. That is -5.1% on psm and -2.2% on price against 2Q2025, when the town saw 192 sales. Island-wide, the HDB resale median psm moved -0.4% over the same year. So the town's psm decline is the wider gap of the two.

We pulled eight quarters of town medians, the flat-type split against a year earlier, and the quarter's highest recorded prices. Here is what stood out to us.

The town's price median and its psm median have drifted apart over the past year

Start with the two headline numbers. The median price of S$610,500 in 2Q2026 sits close to the S$624,500 of a year earlier. The median psm of S$6,086 is further below the S$6,411 recorded in 2Q2025.

That kind of split usually points to mix. A quarter with more large flats can hold the price median up while pulling the psm median down. The table does not record floor area by quarter, so we cannot settle that here. What we can say is that both measures come from the same set of recorded transactions.

One more marker from the same table. Only 1 resale in the quarter crossed S$1 million, against 3 a year earlier and 5 in 3Q2025. Counts that small move easily. The quarterly table is below.

Over eight quarters the town median is still above where it started

The longer line tells a different story from the year-on-year one. Bukit Panjang's median psm was S$5,778 in 3Q2024, on 231 sales. It has moved +5.3% since then, to S$6,086 psm in 2Q2026.

Between those points the path is not smooth. The median climbed through 4Q2024 and 1Q2025, peaked at S$6,411 psm in 2Q2025, then eased. It fell to S$6,183 psm in 4Q2025, rose to S$6,261 psm in 1Q2026, and came down again last quarter.

Sales counts swing too. The town saw 231 resales in both 3Q2024 and 3Q2025. It saw only 153 in 4Q2025. Lower counts make any single quarter's median less steady. The chart below plots the full eight-quarter run with the number of sales behind each point.

Every flat type in the town is down on the year, but not by the same amount

The flat-type table splits the quarter four ways. All four medians sit below their 2Q2025 levels. The size of the fall varies a lot.

Three-room flats show the largest move, at -6.0%, with a median of S$435,000 across 21 sales. Four-room flats, the biggest group at 87 sales, came in at S$565,000, down -4.2%. Five-room flats sit at S$687,500 from 48 sales, down -4.5%. Executive flats are almost flat on the year at -0.6%, with a median of S$864,444 from 18 sales.

Note the psm ordering. Three-room flats record the highest median psm in the town at S$6,406 psm, above the 4-room figure of S$5,833 psm and the 5-room figure of S$5,788 psm. Smaller flats often price higher per square metre. The executive median of S$6,226 psm sits second. The breakdown is below.

The quarter's top five sales were all 5-room or executive flats

Only one flat in Bukit Panjang crossed S$1 million last quarter. That was a 5-room unit at Blk 604 Senja Rd, on the 25 to 27 storey range, at S$1,000,000. The flat measures 121 sqm, works out to S$8,264 psm, and has 72 years of lease left.

Below it, the gap is narrow. An executive flat at Blk 530 Jelapang Rd sold for S$989,000, and a 5-room at Blk 183 Jelebu Rd for S$970,000. The Jelebu Rd flat recorded the highest psm of the five, at S$8,818 psm, on 110 sqm and 76 years of lease left.

Two things separate the executive entries. Blk 144 Petir Rd sold for S$968,000 from the 01 to 03 storey range, with 61 years of lease left and 146 sqm of area. Its S$6,630 psm is the lowest of the five. These are recorded transactions, not valuations of any home. The list is below.

Bukit Panjang moved further than the island-wide median over the same year

Context matters for a single town. Across all towns, the HDB resale median psm moved -0.4% over the year to 2Q2026. Bukit Panjang moved -5.1% on the same measure.

That does not mean the town behaved unusually in every respect. Island-wide figures cover a far larger pool of transactions, so they move less. A town with 174 sales in a quarter will show sharper swings in either direction.

It is also worth holding both town measures in view at once. On price, the town fell -2.2%. On psm, it fell -5.1%. Which figure you use changes the size of the story quite a bit.

The figures leave some things open. We cannot tell from these tables how much of the psm drop comes from a shift in the mix of flats sold. Floor area by quarter is not recorded here. The 1 million-dollar sale, against 3 a year earlier, is also too small a count to read much into. Next quarter's data will show whether the median psm keeps easing from the 2Q2025 peak of S$6,411 psm, or settles nearer the 1Q2026 reading of S$6,261 psm. Sales counts are worth watching too, given the swing from 153 in 4Q2025 to 190 in 1Q2026.

One number rarely carries a town on its own. Here, price and psm tell you two different things about the same 174 transactions. The value sits in reading them together, and in seeing where they land against the eight-quarter line and the island-wide move.

Method: HDB resale records grouped by town and by the quarter of the sale month. Medians are of price and of price per square metre. Flat types with fewer than five sales in the quarter are omitted from the breakdown. Lease left is rounded to whole years as at the sale. 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.