By Winfred Quek · CEA R073319H · Published 28 October 2026
Facts verified: 28 October 2026 · Sources listed below
Anyone searching for a 3 room HDB resale flat quickly learns that "3 room" covers a wide range of prices. A typical flat in one town sold for $380,000 over the past year, while a typical flat in another sold for $550,000. This page puts official numbers behind that gap, using HDB's open resale dataset. It shows the median price and number of sales for each town over a stated 12 month window, and explains why remaining lease, more than town name, tends to explain what you see. It is a data read, not advice, and it makes no forecast. If you are weighing a bigger flat later, see upgrading from a 3 room to a 4 or 5 room.
How these figures were computed
I used the HDB resale dataset on data.gov.sg ("Resale flat prices based on registration date from Jan 2017 onwards"), filtered to flat type 3 ROOM and registration months October 2025 to September 2026, the latest 12 full months when I checked on 28 October 2026. That left 5,760 sales across 26 towns, with an overall median of $440,000. Medians are used rather than averages so a few unusual sales do not pull the figure around. HDB's notes say the transactions exclude resales that may not reflect the full market price, such as resale between relatives and resale of part shares, and that resale prices are indicative only.
Source: HDB via data.gov.sg, Resale flat prices based on registration date from Jan 2017 onwards, dataset notes, checked 28 October 2026. https://data.gov.sg/datasets/d_8b84c4ee58e3cfc0ece0d773c8ca6abc/view
For context on what a 3 room flat is in this data: the most common floor areas were 67 and 68 square metres, and the most common flat models were Model A (1,936 sales), New Generation (1,647) and Improved (1,334). Floor area in the dataset includes any recess area purchased and similar additions, per HDB's notes. If you want to compare two towns yourself, match the lease first, then the storey band, and only then look at the town.
3 room resale median by town, Oct 2025 to Sep 2026
The table runs from the lowest median to the highest. "Median remaining lease" is the middle value of the remaining lease recorded on each sale, rounded to whole years. Towns marked with an asterisk had fewer than 30 sales in the window, so treat their medians as a loose guide only.
| Town | Sales | Median price | Median remaining lease (years) |
|---|---|---|---|
| Toa Payoh | 420 | $380,000 | 46 |
| Geylang | 316 | $382,500 | 50 |
| Jurong West | 302 | $394,000 | 57 |
| Jurong East | 177 | $410,000 | 56 |
| Woodlands | 206 | $412,500 | 58 |
| Bukit Batok | 330 | $412,944 | 60 |
| Bedok | 498 | $417,944 | 53 |
| Bukit Merah | 298 | $430,000 | 49 |
| Ang Mo Kio | 421 | $430,888 | 53 |
| Yishun | 415 | $433,000 | 60 |
| Clementi | 206 | $434,000 | 53 |
| Queenstown | 340 | $450,000 | 49 |
| Hougang | 253 | $452,500 | 60 |
| Choa Chu Kang | 70 | $456,500 | 84 |
| Kallang/Whampoa | 310 | $458,944 | 52 |
| Bukit Panjang | 104 | $460,444 | 86 |
| Serangoon | 94 | $464,000 | 58 |
| Marine Parade | 60 | $470,000 | 48 |
| Bukit Timah* | 9 | $480,000 | 47 |
| Tampines | 369 | $490,000 | 58 |
| Sembawang | 98 | $520,000 | 92 |
| Bishan | 62 | $530,000 | 58 |
| Sengkang | 135 | $544,000 | 89 |
| Punggol | 181 | $545,000 | 89 |
| Central Area | 65 | $550,000 | 54 |
| Pasir Ris* | 21 | $608,000 | 88 |
Source: author's calculation from the HDB resale dataset on data.gov.sg, 3 ROOM rows registered October 2025 to September 2026, retrieved 28 October 2026. Town names follow the dataset.
What the table shows
Three plain observations, none of them a prediction:
- The spread is wide. Among towns with at least 30 sales, medians run from $380,000 in Toa Payoh to $550,000 in Central Area, a gap of $170,000 for the same flat type.
- Volume is concentrated in a handful of estates. Bedok (498 sales), Ang Mo Kio (421), Toa Payoh (420), Yishun (415) and Tampines (369) recorded the most 3 room sales in the window.
- Long leases dominate the top of the table. Four of the six highest medians (Pasir Ris, Punggol, Sengkang and Sembawang) belong to towns with median remaining leases of roughly 88 to 92 years. Central Area and Bishan are exceptions with shorter leases, so location matters too. Pasir Ris had only 21 sales, so read that figure lightly.
Why remaining lease matters more than the town name
Across the 24 towns with at least 30 sales, the town median price and the town median remaining lease move together (a correlation of about 0.56 in my calculation, a moderate relationship, not a rule). The more useful cut is within a single flat type. Splitting the same 5,760 sales by remaining lease at the time of sale gives:
| Remaining lease at sale | Sales | Median price |
|---|---|---|
| Under 50 years | 1,227 | $365,000 |
| 50 years to under 60 years | 2,553 | $426,000 |
| 60 years to under 75 years | 439 | $430,000 |
| 75 years and above | 1,541 | $560,000 |
Source: author's calculation, same dataset and window.
Inside one town the effect can be larger than the gap between towns, because many towns mix older and newer blocks. In Toa Payoh, for example, the 325 sales with under 60 years left had a median of $362,000, while the 95 sales with 60 years or more had a median of $808,000. Queenstown shows a similar split ($375,000 for 207 sales under 60 years, $805,000 for 133 sales at 60 years or more). So a town median can describe neither type of flat well. Always check the lease column before comparing two sales.
Remaining lease also affects how a purchase can be financed. CPF Board says you can use a pro rated amount of CPF if the property's remaining lease is at least 20 years, even if the lease ends before the youngest buyer reaches 95, and the amount depends on the youngest owner's age and the remaining lease. See our guide on buying an HDB resale flat with a short lease for the wider picture.
Source: CPF Board, How much CPF savings can I use to buy a property if its lease does not cover the youngest buyer to age 95?, checked 28 October 2026. https://www.cpf.gov.sg/service/article/how-much-cpf-savings-can-i-use-to-buy-a-property-if-its-lease-does-not-cover-the-youngest-buyer-to-age-95
Limits of this data
- A median is a midpoint. Half of the sales in each town were below it, and some were far below or above.
- The dataset has no column for renovation condition, facing, exact floor or the HDB valuation, so two flats with the same lease can still differ in price.
- Only towns with 3 room sales in the window appear. A town with few sales can move a lot on a handful of transactions.
- These are registered resale prices from a past window. They say nothing about what the next quarter will bring.
To read the data for your own town and flat, follow the steps in our other guides: what $600,000 buys by town uses the same method for a budget, and the cheapest towns for a 4 room flat does so for 4 room. Our town pages, such as the Bedok price page, show each estate by flat type.
Frequently asked questions
What is the median price of a 3 room HDB resale flat?
Over the 12 months from October 2025 to September 2026, the median registered resale price of a 3 room flat was $440,000 across 5,760 sales, based on the HDB resale dataset on data.gov.sg. By town the median ranged from $380,000 in Toa Payoh to $550,000 in Central Area among towns with at least 30 sales.
Which town has the cheapest 3 room HDB resale flats?
On median price in that window, Toa Payoh ($380,000), Geylang ($382,500) and Jurong West ($394,000) were the lowest among towns with at least 30 sales. Part of the difference reflects shorter remaining leases, so compare lease as well as price.
Why do 3 room flats in the same town sell for such different prices?
Remaining lease is a major factor in the data. In Toa Payoh, sales with under 60 years left had a median of $362,000, against $808,000 for sales with 60 years or more. Condition, facing and floor also matter but are not recorded in the dataset.
Do these figures predict where 3 room prices go next?
No. They describe registered sales in one past 12 month window. The dataset is indicative only, and this page makes no price forecast.
Want the recent 3 room sales for your target town read with you?
Tell Winfred the towns and lease range you are considering, and he will go through the recent registered sales with you so you can see what the data shows. General information only.
Ask Winfred on WhatsApp Book a free 30 minute callWinfred Quek, CEA R073319H, Crestbrick Pte Ltd (L3010886H). General information as at 28 October 2026, not legal, financial, tax or property advice. Figures are from HDB via data.gov.sg and CPF Board and may change. The tables are the author's calculation from the public dataset. This page makes no price forecast.