Rental yield varies far more by town than most buyers expect, and the pattern is consistent: lower entry prices, not higher rents, drive the top of the ranking.
HDB rental yield ranking, top 5 (trailing 12 months)
| Rank | Town | Median resale price | Median monthly rent | Gross yield |
|---|---|---|---|---|
| 1 | Jurong East | $520,000 | $3,200 | 7.38% |
| 2 | Jurong West | $565,000 | $3,450 | 7.33% |
| 3 | Marine Parade | $565,000 | $3,200 | 6.80% |
| 4 | Ang Mo Kio | $516,900 | $2,900 | 6.73% |
| 5 | Yishun | $540,000 | $3,000 | 6.67% |
Source: data.gov.sg HDB resale and rental transaction data, via Winfred's HDB rental yield ranking report. Gross yield = median monthly rent × 12 ÷ median resale price, computed per town, town level approximation, not same unit yield.
Why mature, lower priced towns lead
The lowest gross yield among Singapore towns is Bukit Timah at 4.24%, because rent does not scale proportionally with the much higher resale prices in that estate. The towns at the top of the ranking combine comparatively affordable resale prices with rents that hold up well against demand.
Gross vs net
Gross yield excludes property tax, MCST or conservancy charges, maintenance, agent commission, and vacancy periods, actual net yield is materially lower. After MOP, expected net yield for a typical 4 room flat runs about 3.0 to 3.5% in most estates, closer to 2.8% in Queenstown and Bishan due to higher valuations.
Common follow up questions
Does high rental yield mean it's a good investment?
Not on its own. The towns at the top of this ranking, Jurong East and Jurong West, combine lower resale prices with resilient rents, but mature or maturing estates like these can offer less future capital appreciation upside than premium towns. Yield and appreciation are different variables, weigh both against whether you want cashflow or long term growth.
How much lower is net yield compared to the gross figures in this ranking?
Meaningfully lower. Net yield, after property tax, MCST or conservancy charges, maintenance, agent commission and vacancy, typically runs 1 to 1.5 percentage points below the gross figures shown here. For a typical 4 room flat that works out to about 3.0 to 3.5% net in most towns, closer to 2.8% in Queenstown and Bishan.
Where does this yield data come from and how current is it?
Every figure comes from official data.gov.sg datasets, HDB resale flat prices and HDB rental contracts, covering resale transactions from August 2025 to July 2026 and rental contracts from July 2025 to June 2026. Median resale price and median rent are computed independently per town, so this is a town level approximation, not a same unit yield.
Frequently asked questions
Is gross yield the number I should use to compare areas?
Use it as a starting point only. Gross yield excludes property tax, MCST or conservancy charges, maintenance, agent commission, and vacancy periods, so actual net yield runs meaningfully lower, typically 3.0 to 3.5% net for a 4 room flat after those costs.
Why does Jurong East have such a high yield?
Its median resale price of $520,000 is well below several other towns while rents remain comparatively strong at a median $3,200 a month, producing the highest gross yield ratio among Singapore's HDB towns in the trailing 12 month data.
Building or reviewing a rental portfolio?
Winfred runs net yield, not just gross, for the specific units and towns you're considering.
Book a free 30 minute callWinfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L31010886H). CEA R073319H. This page is for general information only and does not constitute financial, investment, or legal advice. Rates and rules reflect the position as at 5 Aug 2026; verify current figures with IRAS, HDB, or MAS before making any decision.