The Cheapest Homes in Singapore: What Sells for Least in 2026

The cheapest homes in Singapore today are small, old HDB flats. In the 12 months to September 2026, the lowest ordinary resale prices were around S$240,000 to S$270,000 for 2-room and 3-room flats in central towns, and almost all of them had about 40 years of lease left. A low price is real here, but so is the short lease that explains it.

At a glance

• Only 141 of 24,662 HDB resales (0.6%) sold for S$300,000 or less between October 2025 and September 2026. All were 1-room, 2-room or 3-room flats.
• Typical prices by flat type (median): 2-room S$372,000, 3-room S$440,000, 4-room S$630,000, 5-room S$740,000.
• The cheap ones are old. The median remaining lease on those 141 sales was 43.5 years, and 120 of them had under 50 years left.
• Cheapest per flat type is not cheapest per year of lease. See the worked example below.
• New flats are priced lower still, but you must qualify and wait.

How the 2010 list compares

In 2010 this article listed ten “cheapest homes” from property portals. The cheapest was a terrace house with only about nine years of lease left, at an asking price of S$188,000. The rest were old 3-room HDB flats asking S$215,000 to S$252,000. The lesson then was the same as now: the cheapest listing usually has a catch.

Asking prices from a portal are not what homes sell for, so this update uses actual sales. The 2026 figures below come from the HDB resale dataset on data.gov.sg, which records each registered resale. I calculated the figures for the 12 months from October 2025 to September 2026. Past sales do not guarantee that a flat is for sale today.

What HDB flats sold for

Flat type	Sales	Lowest 10% sold below	Median	Highest 10% sold above
2-room	753	S$300,000	S$372,000	S$421,888
3-room	5,762	S$355,000	S$440,000	S$625,888
4-room	10,813	S$510,000	S$630,000	S$943,000
5-room	5,788	S$613,000	S$740,000	S$1,035,000
Executive	1,531	S$777,200	S$915,000	S$1,128,000

The very lowest sales were a 2-room flat in Bukit Merah at S$243,000 (September 2026, about 42 years left) and 3-room flats in Kallang/Whampoa at S$270,000 (May 2026, about 43 years and 9 months left). There were also nine 1-room sales, from S$238,888. I ignore one 4-room sale at S$318,000 because it is far below every other 4-room sale and may not have been an ordinary market deal.

In 2010, old 3-room flats were asking S$215,000 to S$252,000. The lowest 3-room sale in the past year was S$270,000, and one 3-room flat in ten sold for under S$355,000.

Where the cheap flats are

Of the 141 sales at or below S$300,000, 38 were in Bukit Merah, 29 in Geylang and 23 in Toa Payoh. Queenstown had 14 and Jurong West 15. These are mostly old central estates where flats are small and leases are short.

The cheapest towns by median price are different for each flat type:

Flat type	Lowest-median towns (12 months)	Highest-median towns
3-room	Toa Payoh S$380,000; Geylang S$380,800; Jurong West S$394,000	Pasir Ris S$608,000 (21 sales)
4-room	Jurong West S$535,000; Jurong East S$548,000; Woodlands and Yishun S$550,000	Queenstown S$1,028,000

Towns shown have at least 15 sales. The same flat type can cost almost twice as much in a different town: a 4-room in Queenstown (S$1,028,000) is 1.9 times the Jurong West median (S$535,000). The cheapest 3-room towns have older flats (the Toa Payoh median is about 46 years of lease left). The cheapest 4-room towns have younger flats (Jurong West about 71 years).

The catch: lease, CPF and loans

A flat with about 40 years left is cheap because fewer buyers can finance it.

• CPF. Full CPF use requires the remaining lease to cover the youngest buyer to age 95. With 40 years left, the youngest buyer must be 55 or older. Otherwise CPF use is pro-rated.
• HDB loan. The loan term is the shortest of 25 years, age 65 minus the average age of buyers, or the remaining lease minus 20 years. With 40 years left, that is at most 20 years.
• Grants. The Enhanced CPF Housing Grant’s full amount also needs the lease to cover the youngest core member to age 95.
• Resale. Your future buyers face the same limits. The pool of buyers shrinks as the lease shortens. See valuing leasehold property.

Worked example: price per year of lease

Take one real sale as an example: a 44 sq m 2-room flat in Toa Payoh sold for S$260,000 in September 2026 with about 39 years 10 months left. Compare it with the Jurong West 4-room median: S$535,000, 96 sq m and about 70.6 years left.

	Toa Payoh 2-room (one sale)	Jurong West 4-room (median)
Price	S$260,000	S$535,000
Size	44 sq m	96 sq m
Price per sq m	S$5,909	S$5,573
Remaining lease	about 39.8 years	about 70.6 years
Price per sq m per remaining year	about S$148	about S$79

The small flat costs half as much in dollars. But per square metre it costs a little more, and per square metre per year of lease it costs about 1.9 times as much. This is a rough yardstick, because lease value does not fall in a straight line and a central location has value. The point is that “cheapest” depends on what you divide by.

New flats: lower prices, but conditions apply

HDB’s open data on flats it offered in financial year 2024 (April 2024 to March 2025, the latest year in that dataset as at October 2026) shows selling prices before grants. For 2-room flats the lowest range started at S$108,000 in Yishun and the highest ended at S$288,000 in Pasir Ris. For 3-room flats the range was S$209,000 (Jurong West) to S$411,000 (Pasir Ris). For 4-room flats it was S$290,000 (Jurong West) to S$595,000 (Pasir Ris).

These are old numbers, so check the current launch on HDB’s Flat Portal. The next exercise, in November 2026, offers about 7,960 flats. The conditions matter as much as the price:

• Eligibility. A new flat needs a household income within S$16,000 a month (from 24 August 2026). Singles aged 35 and above can buy a 2-room Flexi flat, with a ceiling of S$8,000.
• Grants. First-timer families can get up to S$120,000 under the Enhanced CPF Housing Grant, and singles up to S$60,000, if household income is within S$9,000 and S$4,500 respectively.
• Waiting. A BTO flat is allocated by ballot and is completed years later. Read our BTO guide.
• MOP. You must live in the flat for 5 years (Standard) or 10 years (Plus and Prime) before you can sell.

What about private homes?

I do not have a verified price floor for private homes, so I will not quote one. Private homes cost more than HDB flats in general, carry stamp duties and have no grants. The cheapest are likely to be small units in older leasehold buildings, which have the same lease issues as old flats. Use URA’s transaction search to see what small units near you actually sold for.

How to shop for a cheap home sensibly

1. Work out the lease first. Ask for the exact lease start date and calculate years left.
2. Check what you can finance. Use the mortgage calculator, and read the HDB loan guide for loan limits.
3. Compare per square metre. Cheap flats can be small.
4. Think about exit. Ask who will buy it in ten years, and with what money.
5. Check eligibility for the flat type and the grants before you view.

Our guide to choosing the right HDB flat covers more.

Bottom line

The cheapest homes in Singapore are small, old HDB flats in central towns, and they sell for S$240,000 to S$300,000. They are cheap because of the lease. A newer, bigger flat in an outer town such as Jurong West or Woodlands can give more space and more lease for a higher price, and a new BTO flat costs less again if you qualify. Decide on price per year of use, not just the headline.

Sources

• Resale flat prices based on registration date from Jan 2017 — HDB via data.gov.sg (checked Oct 2026; Propwise calculations for Oct 2025 to Sep 2026)
• Price range of HDB flats offered — HDB via data.gov.sg (coverage to Mar 2025)
• How much CPF savings you can use for your home purchase — CPF Board (checked Oct 2026)
• HDB loans guide — gov.sg, 24 Aug 2026
• Enhanced CPF Housing Grant — HDB, Aug 2026
• Increase in income ceilings and greater support for families with children — HDB, 23 Aug 2026
• Flash estimate of 3rd quarter 2026 Resale Price Index and upcoming flat supply — HDB, 30 Sep 2026
• Conditions after buying a new flat — HDB, 18 Aug 2026
• Eligibility for singles — HDB, 23 Aug 2026
• Private residential transaction search — URA (checked Oct 2026)