Best Value HDB Town to Buy In (2026)
Sengkang offers the best overall value for HDB buyers in 2026, scoring 87/100 on our value index. It combines a median price of $508,000 with an average remaining lease of 79 years and 38.8% five-year growth.
All 26 Towns Ranked by Value (2026)
| Rank | Town | Value Score | Median Price | Avg Lease | 5-Yr Trend |
|---|---|---|---|---|---|
| #1 | Sengkang | 87/100 | $508,000 | 79 yrs | +38.8% |
| #2 | Punggol | 83/100 | $514,000 | 84 yrs | +38.7% |
| #3 | Sembawang | 82/100 | $482,000 | 79 yrs | +33.9% |
| #4 | Woodlands | 80/100 | $475,000 | 70 yrs | +35% |
| #5 | Hougang | 77/100 | $490,000 | 66 yrs | +38.4% |
| #6 | Pasir Ris | 75/100 | $570,000 | 67 yrs | +35.5% |
| #7 | Choa Chu Kang | 73/100 | $487,500 | 71 yrs | +31% |
| #8 | Tampines | 70/100 | $547,500 | 66 yrs | +36% |
| #9 | Bukit Panjang | 69/100 | $475,000 | 69 yrs | +31.8% |
| #10 | Yishun | 69/100 | $423,888 | 67 yrs | +33% |
| #11 | Jurong West | 66/100 | $465,000 | 68 yrs | +29.4% |
| #12 | Bukit Batok | 61/100 | $425,000 | 66 yrs | +29.9% |
| #13 | Serangoon | 61/100 | $521,500 | 61 yrs | +36.5% |
| #14 | Bedok | 55/100 | $462,000 | 59 yrs | +32.1% |
| #15 | Ang Mo Kio | 54/100 | $391,168 | 57 yrs | +32.2% |
| #16 | Geylang | 51/100 | $475,000 | 57 yrs | +32.6% |
| #17 | Jurong East | 49/100 | $450,000 | 60 yrs | +26.6% |
| #18 | Toa Payoh | 46/100 | $555,000 | 60 yrs | +31.6% |
| #19 | Bishan | 45/100 | $680,000 | 62 yrs | +35.3% |
| #20 | Clementi | 35/100 | $455,000 | 59 yrs | +26% |
| #21 | Kallang/Whampoa | 34/100 | $600,000 | 59 yrs | +28.8% |
| #22 | Bukit Merah | 23/100 | $650,000 | 61 yrs | +24.9% |
| #23 | Bukit Timah | 23/100 | $823,000 | 58 yrs | +31.7% |
| #24 | Central Area | 15/100 | $500,000 | 58 yrs | +25.6% |
| #25 | Queenstown | 13/100 | $728,000 | 62 yrs | +24.5% |
| #26 | Marine Parade | 12/100 | $521,500 | 48 yrs | +25.2% |
Score Breakdown: Top 5 Towns
| Town | Affordability | Lease Health | Growth | Overall |
|---|---|---|---|---|
| Sengkang | 78/100 | 86/100 | 100/100 | 87/100 |
| Punggol | 58/100 | 100/100 | 99/100 | 83/100 |
| Sembawang | 91/100 | 86/100 | 66/100 | 82/100 |
| Woodlands | 98/100 | 61/100 | 73/100 | 80/100 |
| Hougang | 82/100 | 50/100 | 97/100 | 77/100 |
Most Affordable Towns by Price per Square Metre
| Rank | Town | Median $/sqm | Median Price | Blocks |
|---|---|---|---|---|
| #1 | Choa Chu Kang | $4,389 | $487,500 | 518 |
| #2 | Jurong West | $4,419 | $465,000 | 715 |
| #3 | Woodlands | $4,444 | $475,000 | 689 |
| #4 | Sembawang | $4,628 | $482,000 | 247 |
| #5 | Bukit Panjang | $4,660 | $475,000 | 335 |
| #6 | Pasir Ris | $4,672 | $570,000 | 428 |
| #7 | Yishun | $4,673 | $423,888 | 640 |
| #8 | Bukit Batok | $4,726 | $425,000 | 419 |
| #9 | Jurong East | $4,758 | $450,000 | 224 |
| #10 | Hougang | $4,857 | $490,000 | 580 |
How the Value Index Works
The CheckHowMuch Value Index scores each town on three equally-weighted factors: Affordability (40%), lower median price per square metre scores higher; Lease Health (30%), longer average remaining lease scores higher, reflecting better CPF access and long-term value retention; Growth (30%), stronger 5-year price appreciation scores higher, indicating demand and investment returns. Each factor is normalised to a 0–100 scale across all 26 towns. The overall score is a weighted average.
Frequently Asked Questions
What is the best value HDB town in Singapore in 2026?
Sengkang scores 87/100 on our value index, offering the best combination of affordability (median $508,000), remaining lease (79 years average), and price growth (38.8% over 5 years).
Which HDB town is the cheapest in Singapore?
Choa Chu Kang has the lowest median price per square metre at $4,389/sqm, with a median resale price of $487,500.
Which HDB town has the best price appreciation?
Sengkang has the highest average 5-year price appreciation at +38.8%, followed by Punggol (+38.7%) and Hougang (+38.4%).
Which HDB town has the longest remaining lease?
Punggol has the longest average remaining lease at 84 years, followed by Sengkang (79 years) and Sembawang (79 years).
How is the HDB value index calculated?
The value index scores each town on affordability (40% weight, based on median price per square metre), remaining lease health (30%, average years remaining), and 5-year price growth (30%). Each factor is normalised to 0–100 across all 26 towns.
Related Questions
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