HDB price by floor range in Singapore

The practical answer

Compare floor-range evidence before assuming a higher-floor premium is fair. Start with the closest evidence available, then widen the comparison only when the estate, street or flat-type sample is thin. That order matters because broad averages can make a decision feel cleaner than it is. The closer the comparison is to the property, street, project, flat type or district you care about, the more useful the number becomes.

An HDB resale price is easier to judge when the estate, street, flat type, floor range and remaining lease point in the same direction.

HDB resale research should move from broad to specific. The estate tells you the first price band. The street gets closer to the block. Flat type, floor area, storey range and lease balance decide whether one asking price belongs near the median or above it.

What to make of this

For HDB resale, the read should move from estate to street to flat type, then finally to the block story. The main anchors here are HDB resales 979,682 (Jan 1990 to Jun 2026) and top median estate Punggol ($495,000 median). The estate median is a good first read, but the street and flat type are where the price starts to feel real.

Punggol in 24,123 resales is the first row I would open, with median resale $495,000 and median PSF $483 psf. If the top comparison does not match the flat type or street you care about, do not force it. A less glamorous but closer comparable is usually more useful.

What I would check next

I would move from the estate page into the street page, then filter mentally by flat type. A 4-room resale and an executive flat can make the same estate look very different.

If the asking price is above the street evidence, the flat should have a reason buyers can see: lease balance, condition, floor, view, renovation, larger area or stronger daily convenience.

What to check first

Check the estate median first, then move to the street page. After that, compare flat type, floor range, floor area and recent resale depth.

If the block or street has thin evidence, widen the search carefully. Use the same estate first, then nearby streets with similar access, flat mix and age. Avoid jumping straight to a famous record sale unless the flat is truly comparable.

HDB resale coverage currently runs from Jan 1990 to Jun 2026. Use it as evidence, then adjust for flat type, floor, lease age and condition.

Before you trust the number

An HDB resale number becomes useful when it is tied to the right layer. Estate evidence is the widest layer. Street evidence is tighter. Flat type, floor range, floor area and lease balance are tighter still. The closer the layer, the better the comparison.

Before trusting a resale benchmark, check whether the sample matches the flat you care about. A large executive flat, an older 3-room flat and a newer 4-room flat can all sit in the same estate while telling different price stories.

Why people misread this

The common mistake is using one record-breaking sale as the benchmark for every nearby flat. A record sale may involve a rare layout, larger floor area, higher floor, better lease, stronger renovation or an unusually motivated buyer.

Another mistake is comparing different flat types as if they behave the same. A 3-room flat, 4-room flat, 5-room flat and executive flat can all move differently inside the same estate.

Remaining lease also changes the read. A cheaper flat may not be better value if lease balance is materially lower. A pricier flat may be easier to understand if the lease, floor and condition support the premium.

How to use the PropertySmartSG pages

Start with the HDB estate page and read the resale summary. Then open the street page closest to the block you care about. This gets you away from broad estate averages and closer to the actual alternatives a buyer would compare.

Use flat type and PSF together. Total resale price tells you the cash quantum. PSF helps normalize for size. Neither number is enough by itself because HDB flats differ by lease, floor, layout and condition.

If the street has both resale and rental evidence, read them together. Rent is not the same as value, but it can show whether the location has practical demand beyond owner-occupier buyers.

How to read the comparison table

The table below should be treated as a starting shortlist. It pulls forward pages with enough signal to compare, but the row itself is not the full decision. A table can tell you where to click next. It cannot tell you whether one specific unit, flat or offer deserves a premium.

For HDB resale topics, the table usually points to estate pages with enough depth. Open the estate first, then drill into streets. Do not let a high estate median replace the closer flat-type and street comparison.

Open at least two or three rows before deciding what the number means. The first row may be the highest, busiest or most liquid, but the second and third rows often explain whether the leader is normal for that segment or standing out for a reason.

When to slow down

Slow down when the asking price leans on one nearby record that does not match the flat type, lease age or street you are actually considering.

Slow down when the listing premium is explained only by the estate name. A strong estate helps, but buyers still compare block, street, flat type, floor, area and lease. The premium needs to survive those checks.

Thin data does not mean the property is bad. It means your confidence range should be wider, and nearby comparables become more important.

A practical workflow

First, write down the block, street, flat type, floor area, storey range and lease balance. Then open the estate page. This gives you the broad market before the listing photos start shaping the decision.

Second, open the street page and compare recent sales. If the street evidence supports the asking price, narrow into flat type and PSF. If it does not, ask what feature explains the gap.

Third, run the cash and timeline checks. HDB buyers still need to think about valuation, option money, renovation, CPF, loan comfort and resale levy considerations where relevant.

A simple example

Say a buyer is reading this guide after viewing a flat that looks better than the recent resale median. The first question is not whether the flat is nice. The first question is whether the premium can be explained by lease balance, floor, flat type, condition, renovation, street and recent transactions.

That keeps the buyer from using the best feature as the whole argument. A renovated flat may deserve more than the street median, but the premium should still be compared with similar flat types and storey ranges. If the asking price only works when compared with one record sale, the buyer should widen the evidence.

How to compare two options

When comparing two HDB flats, compare the same flat type first. Then compare floor area, storey range, lease balance and street. A lower price may simply reflect an older lease or weaker location.

If one flat is renovated and another is original condition, separate the renovation premium from the resale benchmark. Renovation can save cash and time, but buyers should still know what they are paying for it.

If one flat is closer to MRT or a desired school, ask whether that premium is already visible in street data. Convenience can justify more, but it should not be an unlimited price argument.

What this does not answer

This guide does not value one HDB flat exactly. It helps frame the resale evidence before a buyer or seller decides how much weight to put on lease, floor, renovation, condition, view and exact block location. Those details can move the final number.

It also does not say a premium is wrong just because it sits above the median. A premium can be fair. The question is whether the specific flat has enough evidence and unit-level reasons to support it.

What to do next

Open the estate page, then the closest street page. If the flat has just reached MOP, read the MOP guide before assuming the first resale wave sets the long-term price.

Use the closest street and flat type before treating the estate median as the price.

Before offering, ask whether the price can be defended without the listing description. If the transaction evidence, lease, floor and condition explain the price, the offer is easier to stand behind.