Which HDB town has the highest 5-room rental yield in Singapore?

Jurong West has the highest gross rental yield on a 5-room HDB flat, about 7%, from a median rent of $3,700 against a median resale price of $635,000. Gross yield is annual rent divided by resale price, before maintenance, tax, and vacancy.

What is a good rental yield for a 5-room HDB flat?

Gross rental yields on 5-room HDB flats in Singapore typically run from about 4% in pricey central towns to over 7% in older, more affordable towns. Gross yield is before maintenance, property tax, and vacancy, so the net return is lower.

Can I rent out my 5-room HDB flat for the yield?

Only after meeting the 5-year Minimum Occupation Period and getting HDB approval to sublet the whole flat. Yield figures here assume the whole flat is rented at the town's median rate.

5-Room HDB rental yield by town

26 towns ranked · Gross yield, 5-room · Updated monthly from data.gov.sg

The highest gross rental yield on a 5-room HDB flat is in Jurong West and Jurong East (around 7%), where resale prices are low relative to rent. The lowest is in Central Area (about 4.2%), where pricier flats hold yields down. Yields are computed across 26 towns with enough recent 5-room rentals.

Towns ranked by 5-room gross rental yield

Yield is annual rent ÷ resale price for a 5-room flat. Only towns with at least 10 recent 5-room rentals are ranked. Tap a town for rent across every flat type.

#	Town	Median rent /mo	Median resale	Gross yield
1	Jurong West	$3,700	$635,000	7%
2	Jurong East	$3,800	$710,000	6.4%
3	Sembawang	$3,300	$650,000	6.1%
4	Woodlands	$3,300	$655,944	6%
5	Yishun	$3,400	$690,888	5.9%
6	Pasir Ris	$3,550	$732,000	5.8%
7	Choa Chu Kang	$3,250	$672,000	5.8%
8	Sengkang	$3,300	$700,000	5.7%
9	Bedok	$3,700	$788,000	5.6%
10	Bukit Panjang	$3,300	$700,944	5.6%
11	Tampines	$3,700	$814,000	5.5%
12	Hougang	$3,500	$777,500	5.4%
13	Bukit Batok	$3,600	$815,000	5.3%
14	Serangoon	$3,600	$825,000	5.2%
15	Geylang	$4,000	$915,000	5.2%
16	Punggol	$3,300	$779,000	5.1%
17	Kallang/Whampoa	$4,050	$970,000	5%
18	Marine Parade	$4,150	$1,000,000	5%
19	Bishan	$4,000	$986,500	4.9%
20	Bukit Merah	$4,200	$1,080,000	4.7%
21	Bukit Timah	$4,250	$1,115,000	4.6%
22	Ang Mo Kio	$3,800	$988,000	4.6%
23	Toa Payoh	$4,000	$1,055,000	4.5%
24	Clementi	$4,250	$1,135,000	4.5%
25	Queenstown	$4,400	$1,231,880	4.3%
26	Central Area	$5,100	$1,463,000	4.2%

Gross yield is annual rent before maintenance, tax, and vacancy, so net return is lower. High yield often means a cheaper, older flat with a shorter lease. Renting out a whole HDB flat requires meeting the 5-year Minimum Occupation Period and HDB approval.

Source: HDB Renting Out of Flats and Resale Flat Prices, data.gov.sg (Singapore Open Data Licence). Cite as: CheckHowMuch, "5-Room HDB Rental Yield by Town (2026)", https://checkhowmuch.sg/rent/yield/5-room/.

Cheapest towns to rent → 4-room yield ranking → Rent by town →

How 5-room HDB rental yield differs across towns

Gross rental yield is the clearest way to compare HDB towns as an income asset: it divides a year of rent by the resale price. On a 5-room flat, Jurong West leads at about 7%, while Central Area sits near 4.2%. Yields run highest where resale prices are low relative to rent, which usually means older flats in non-central towns with shorter remaining leases. Central, mature towns rent for more in absolute terms but their high purchase prices pull yields down. The typical 5-room rent across towns is about $3,700 per month ($3,400–$4,000 across the middle half of leases). All figures come from Singapore's data.gov.sg open data and are updated monthly.