HDB Resale Flats Under $500,000 (2026)
4,925 HDB blocks across 26 towns have a median resale price under $500,000 as of Sep 2026. Yishun has the most options with 457 blocks at a median of $390,000.
Buying Under $500,000: What to Expect
This is the sweet spot for HDB buyers, covering 51% of Singapore's resale stock. Every town except the most central has options at this price, with 4 Room and 3 Room flats making up the bulk. The average remaining lease is 63 years, meaning most blocks qualify for full CPF usage and HDB loans.
HDB Blocks Under $500,000 by Town
| Town | Blocks | Median Price | Avg Lease | Flat Types Available |
|---|---|---|---|---|
| Yishun | 457 | $390,000 | 64 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive, Multi-Generation |
| Jurong West | 452 | $422,000 | 65 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Woodlands | 422 | $435,000 | 68 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Hougang | 312 | $423,000 | 63 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Bedok | 293 | $372,500 | 53 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Choa Chu Kang | 293 | $450,000 | 69 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Sengkang | 280 | $460,000 | 78 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Tampines | 268 | $430,000 | 60 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Bukit Batok | 261 | $368,000 | 62 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Ang Mo Kio | 260 | $365,500 | 53 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Punggol | 220 | $468,000 | 82 yrs | 2 Room, 3 Room, 4 Room, 5 Room |
| Bukit Panjang | 201 | $439,444 | 69 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Sembawang | 141 | $445,000 | 77 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Jurong East | 138 | $378,000 | 58 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Toa Payoh | 138 | $332,500 | 47 yrs | 2 Room, 3 Room, 4 Room, 5 Room |
| Geylang | 132 | $334,444 | 50 yrs | 2 Room, 3 Room, 4 Room, 5 Room |
| Bukit Merah | 120 | $350,000 | 49 yrs | 1 Room, 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Kallang/Whampoa | 102 | $370,000 | 50 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Clementi | 101 | $382,500 | 53 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Serangoon | 89 | $411,500 | 59 yrs | 2 Room, 3 Room, 4 Room, 5 Room |
| Pasir Ris | 86 | $480,000 | 66 yrs | 2 Room, 3 Room, 4 Room, 5 Room |
| Queenstown | 80 | $330,000 | 44 yrs | 2 Room, 3 Room, 4 Room, 5 Room |
| Central Area | 31 | $435,500 | 52 yrs | 2 Room, 3 Room, 4 Room, 5 Room, Executive |
| Marine Parade | 25 | $420,000 | 48 yrs | 2 Room, 3 Room, 4 Room, 5 Room |
| Bishan | 21 | $436,000 | 58 yrs | 3 Room, 4 Room, 5 Room |
| Bukit Timah | 2 | $440,000 | 48 yrs | 3 Room, 5 Room |
Flat Types Available Under $500,000
| Flat Type | Blocks Under $500,000 | Median Price | Avg Remaining Lease |
|---|---|---|---|
| 4 Room | 3975 | $428,000 | 64 yrs |
| 3 Room | 2457 | $365,944 | 59 yrs |
| 5 Room | 1753 | $458,000 | 67 yrs |
| 2 Room | 284 | $339,000 | 71 yrs |
| Executive | 193 | $410,000 | 61 yrs |
| Multi-Generation | 2 | $425,044 | 60 yrs |
| 1 Room | 1 | $212,500 | 47 yrs |
Lease Profile of Affordable Blocks
2340 blocks (48%) under $500,000 have less than 60 years remaining on their lease. These blocks face restrictions on CPF usage and HDB loan eligibility. Buyers should check the remaining lease against their age to ensure they can fully utilise CPF for the purchase.
| Remaining Lease | Blocks | % of Total |
|---|---|---|
| 90+ years | 93 | 2% |
| 70–89 years | 1396 | 28% |
| 60–69 years | 1096 | 22% |
| 50–59 years | 1835 | 37% |
| Under 50 years | 505 | 10% |
Frequently Asked Questions
How many HDB flats are under $500,000 in Singapore?
4,925 HDB blocks across 26 towns have a median resale price under $500,000 as of Sep 2026.
Which town has the most HDB flats under $500,000?
Yishun has the most options with 457 blocks under $500,000, at a median price of $390,000.
What flat types can I buy under $500,000?
The most common flat types under $500,000 are 4 Room (3975 blocks), 3 Room (2457 blocks), 5 Room (1753 blocks), 2 Room (284 blocks), Executive (193 blocks), Multi-Generation (2 blocks), 1 Room (1 blocks).
Are HDB flats under $500,000 old?
The lease profile varies. 2% of blocks under $500,000 have 90+ years remaining. 48% have less than 60 years remaining, which may affect CPF usage.
Can I use CPF to buy an HDB flat under $500,000?
CPF can be used if the remaining lease covers the youngest buyer until age 95. Blocks with less than 60 years remaining may have reduced CPF eligibility. 2340 blocks (48%) in this price range have under 60 years left.
Related Questions
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