Budget Guides

Best HDB Resale Flats Under $500K (2026)

Most affordable HDB resale flats by town, flat type, and recent transaction data.

Last updated: 3 October 2026

Overview

The Singapore resale market for properties under $500,000 is concentrated in specific suburban districts, with District 27 and District 22 showing the highest transaction volumes. Data from recent transactions identifies projects like The Shaughnessy and Springhill as active segments, recording 64 and 54 transactions respectively. These options provide a benchmark for buyers seeking entry-level price points within the $601.156 to $657.284 psf range.

Market Analysis

Analysis of the data reveals a wide variance in price per square foot (PSF) for budget-friendly properties, ranging from $161.349 at Landed Housing Development to $673.796 at Summer Gardens. In District 22, The Woods recorded 32 transactions at a PSF of $520.291, while Lakeside Tower saw 14 transactions at $568.587. Lease commencement dates significantly influence these figures, with newer 2010 leases like Poets Villas commanding $662.335 psf. Older developments such as Mayfair Park, with a 1952 lease start, trade at a lower $336.784 psf.

Top Projects by Transaction Volume

Project	District	Median PSF	Transactions	Tenure
THE SHAUGHNESSY	D27 Yishun, Sembawang	$601.156	64	99 yrs lease commencing from 2001
SPRINGHILL	D27 Yishun, Sembawang	$657.284	54	99 yrs lease commencing from 2002
THE WOODS	D22 Jurong, Boon Lay	$520.291	32	99 yrs lease commencing from 2010
SUMMER GARDENS	D16 Bedok, Upper East Coast	$673.796	25	99 yrs lease commencing from 1995
POETS VILLAS	D26 Mandai, Upper Thomson	$662.335	23	99 yrs lease commencing from 2010
ASTON RESIDENCE	D17 Changi, Loyang	$632.081	18	946 yrs lease commencing from 1938
LANDED HOUSING DEVELOPMENT	D16 Bedok, Upper East Coast	$161.349	18	70 yrs lease commencing from 1964
FUYONG ESTATE	D23 Bukit Batok, Bukit Panjang	$292.608	17	99 yrs lease commencing from 1947
LAKESIDE TOWER	D22 Jurong, Boon Lay	$568.587	14	99 yrs lease commencing from 1975
MAYFAIR PARK	D21 Clementi, Upper Bukit Timah	$336.784	13	99 yrs lease commencing from 1952

Buyer Advice

Buyers should prioritize lease balance when selecting properties under $500,000, as tenures range from 70-year leases starting in 1964 to 946-year leases at Aston Residence. The high transaction volume at The Shaughnessy (64 units) suggests higher liquidity in the $601.156 psf price bracket. It is necessary to compare the $292.608 psf at Fuyong Estate against the $520.291 psf at The Woods to determine the trade-off between space and remaining lease life.

Frequently Asked Questions

Which district has the most resale transactions under $500k?

District 27 is highly active in this price segment, with The Shaughnessy and Springhill recording 64 and 54 transactions respectively. These projects maintain average prices between $601.156 and $657.284 psf.

Can I find properties with long leases under $500k?

Aston Residence in District 17 offers a 946-year lease commencing from 1938, with a recent transaction PSF of $632.081. There were 18 transactions recorded for this specific development.

What is the lowest PSF available in the resale market under this budget?

The Landed Housing Development in District 16 recorded a PSF of $161.349, the lowest in the current data set. This project operates on a 70-year lease that commenced in 1964 and saw 18 transactions.

Are there resale options in District 22 for budget buyers?

The Woods and Lakeside Tower are two options in District 22, with PSFs of $520.291 and $568.587 respectively. The Woods recorded 32 transactions, indicating steady market activity for that area.

How does the age of the development affect the price in this category?

Older developments like Mayfair Park (1952) have a PSF of $336.784, whereas newer ones like Poets Villas (2010) reach $662.335. This represents a price difference of approximately $325.551 psf based largely on lease commencement.

What are the options in District 23 for affordable resale?

Fuyong Estate in District 23 recorded 17 transactions at a PSF of $292.608. This development is a 99-year leasehold project with a lease that commenced in 1947.

This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.

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