Kallang/Whampoa's Median Hits S$8,030 Psm In 2Q2026 — While The Island Median Slipped Over The Same Year

Two things happened at once in Kallang/Whampoa last quarter. The median per square metre sat almost exactly where it was three months earlier. Yet the count of million-dollar resales reached its highest point in more than a year. Those two readings sit in the same table, and they pull in slightly different directions.

According to data.gov.sg HDB resale records, Kallang/Whampoa recorded 173 resales in 2Q2026. The median worked out to S$8,030 psm, with a median price of S$762,000. Against 2Q2025, that is +2.2% on psm and +6.7% on price, from 212 sales a year earlier. Island-wide, the HDB resale median psm moved -0.4% over the same year. So this town moved up while the national figure edged down. Here is what stood out to us when we went through the quarterly run.

The town's median per square metre has barely moved across the last two quarters

Start with the longest view in the pack, eight quarters back to 3Q2024. The median then was S$7,444 psm, on 294 sales. In 2Q2026 it is S$8,030 psm. That is +7.9% over the period. The path was not a straight line. 3Q2025 printed S$7,890 psm. 4Q2025 came in lower, at S$7,627 psm. Then 1Q2026 jumped to S$8,032 psm, the highest reading in the run. 2Q2026 sits right beside it. On a chart, the last two points look like a plateau after a sharp step up.

A median is just the middle transaction of the quarter. It moves when the mix of flats sold moves, not only when prices do. A quarter heavy in 3-room sales will read differently from one heavy in 5-room sales. The chart below cannot separate those two effects. What it does show is the direction of the middle of the market in this town, quarter by quarter, over two years.

Sales are still running below last year's level, but million-dollar resales reached 41

Volume in Kallang/Whampoa has thinned since the start of the run. There were 294 sales in 3Q2024. The four most recent quarters read 210, 161, 164 and 173. So 2Q2026 is up from the two quarters before it, and still below the 212 of 2Q2025. Smaller counts matter when you read a median. Fewer transactions means a single cluster of sales in one block can shift the middle figure more than it would in a busier quarter.

The million-dollar column moves on its own schedule. There were 41 resales at S$1 million or more in 2Q2026. A year earlier there were 34. In 1Q2026 there were 32, and in 3Q2024 there were 54. Notably, the median price in 2Q2026 was S$762,000, down from S$805,000 in 1Q2026. A median price can fall in the same quarter that the top end gets busier. The two measures describe different parts of the same set of sales. The full quarterly run is in the table below.

Not every flat type moved by the same amount over the year

The flat-type breakdown splits the town's 2.2% psm gain into very different pieces. The 3-room median was S$458,888 in 2Q2026, from 71 sales, against S$453,000 a year earlier. That is +1.3%. The 5-room median was S$971,250 across 26 sales, up 6.4% from S$912,500. The 4-room median sat at S$920,000 on 70 sales, from S$900,000 in 2Q2025. Executive flats recorded a median of S$1,000,000, but only 5 sales, with no year-ago figure to compare against.

The per-square-metre column reorders things. The 4-room median works out to S$10,191 psm, above the 5-room figure of S$8,412 psm. Executive flats come in lowest on that measure, at S$6,667 psm, despite the highest median price. That pattern follows floor area rather than anything else the table records. Larger flats tend to print lower psm at a higher total price. The 26 5-room sales and 5 executive sales are small counts. Treat the percentage changes on those lines with that in mind. The breakdown is below.

Four of the quarter's five highest prices came from Boon Keng Road

The top of the quarter is concentrated in one stretch of blocks. The highest recorded price was S$1,450,000, for a 5-room flat at Blk 8 Boon Keng Rd. It measures 119 sqm, on the 16 TO 18 storey range, at S$12,185 psm, with 84 years of lease left. Second was Blk 7 Boon Keng Rd at S$1,430,000. That one is smaller, at 107 sqm, and higher up, on the 34 TO 36 storey range. Its psm figure is S$13,364 psm, the highest in the table.

The one outsider is Blk 46 Bendemeer Rd, an executive flat at S$1,412,000. At 144 sqm it is the largest of the five, and its psm reads S$9,806 psm. It also carries 68 years of lease left, against 84 years for each of the Boon Keng Rd flats. The remaining two entries are both 5-room units on Boon Keng Rd, at S$1,300,000 and S$1,267,500. These are recorded transactions from the resale records, indicative of what changed hands, not valuations of any home. The five are listed below.

A few things the data does not settle. We cannot tell from these tables whether the flat reading between 1Q2026 and 2Q2026 is a pause or a turn. Nor can we separate how much of the +2.2% on psm came from price movement and how much from the mix of flats that happened to transact. The 41 million-dollar sales sit against a median price that fell from 1Q2026, and only another quarter or two of records will show which of those two lines holds. Sales counts are worth watching as well, since 173 is still below the 212 of 2Q2025.

One quarter in one town rarely tells you much by itself. What makes this reading interesting is the contrast: the town at +2.2% on psm over the year, the island at -0.4%. That gap is the fact here, and it is small enough that the next set of records could narrow it. We will run the same tables again when 3Q2026 lands.

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.