Official transaction study · 2025-09 to 2026-08
4-room HDB resales at or below S$900,000: 2026-08
Among recorded 4-room HDB resale transactions at or below S$900,000, how did floor area differ by town?
First published 6 Sep 2026. Content updated 6 Sep 2026, 20:29 +08. Version 4f36614f602c6dbcdf588e3d. Automated descriptive analysis.
Answer first
What the records show
25 reported groups meet the publication threshold; the first three are shown below without combining them.
- Pasir Ris · 4 ROOM: 310 recorded transactions; median floor area 1,130.2 sq ft; median recorded price S$636,888.
- Bishan · 4 ROOM: 169 recorded transactions; median floor area 1,108.7 sq ft; median recorded price S$775,000.
- Choa Chu Kang · 4 ROOM: 487 recorded transactions; median floor area 1,097.9 sq ft; median recorded price S$555,000.
Observed period: 2025-09 to 2026-08. These are historical recorded transactions. They do not show homes available now.
Evidence table
Full aggregate table
9,534 observations appear in 25 reported groups. 4 observations are withheld from small groups. Each displayed group contains at least five transactions.
Median area (sq ft)
First 12 valid groups in table order. Bars share a zero baseline. Values below repeat the publication aggregates.
| Town | Recorded sales | Area 25th percentile (sq ft) | Area 75th percentile (sq ft) | Median area (sq ft) | Median price (S$) |
|---|---|---|---|---|---|
| Pasir Ris | 310 | 1,108.7 | 1,141.0 | 1,130.2 | 636,888 |
| Bishan | 169 | 904.2 | 1,130.2 | 1,108.7 | 775,000 |
| Choa Chu Kang | 487 | 1,001.0 | 1,119.4 | 1,097.9 | 555,000 |
| Woodlands | 870 | 990.3 | 1,097.9 | 1,065.6 | 550,000 |
| Tampines | 893 | 1,001.0 | 1,119.4 | 1,054.9 | 662,000 |
| Jurong West | 579 | 990.3 | 1,119.4 | 1,022.6 | 535,000 |
| Jurong East | 137 | 979.5 | 1,087.2 | 1,011.8 | 548,000 |
| Serangoon | 167 | 963.4 | 1,108.7 | 1,011.8 | 658,000 |
| Bukit Batok | 587 | 990.3 | 1,001.0 | 1,001.0 | 630,000 |
| Bukit Panjang | 375 | 990.3 | 1,097.9 | 1,001.0 | 571,000 |
| Hougang | 599 | 990.3 | 1,108.7 | 1,001.0 | 618,888 |
| Punggol | 852 | 990.3 | 1,001.0 | 1,001.0 | 681,444 |
| Sembawang | 390 | 990.3 | 1,001.0 | 1,001.0 | 601,250 |
| Sengkang | 843 | 990.3 | 1,011.8 | 1,001.0 | 640,000 |
| Toa Payoh | 142 | 882.6 | 1,108.7 | 1,001.0 | 700,000 |
| Yishun | 795 | 979.5 | 1,054.9 | 1,001.0 | 555,000 |
| Ang Mo Kio | 200 | 979.5 | 1,022.6 | 990.3 | 568,000 |
| Bedok | 433 | 979.5 | 1,044.1 | 990.3 | 575,000 |
| Bukit Merah | 162 | 968.8 | 1,076.4 | 990.3 | 725,000 |
| Clementi | 113 | 979.5 | 990.3 | 990.3 | 610,000 |
| Geylang | 160 | 947.2 | 1,100.6 | 990.3 | 632,000 |
| Kallang/Whampoa | 142 | 958.0 | 1,084.5 | 979.5 | 704,000 |
| Queenstown | 53 | 914.9 | 1,001.0 | 947.2 | 815,000 |
| Marine Parade | 40 | 882.6 | 947.2 | 936.5 | 663,333 |
| Central Area | 36 | 893.4 | 1,108.7 | 925.7 | 780,000 |
Displayed prices are rounded to whole dollars and areas to one decimal place. Download the CSV for exact stored aggregate values.
Method
Select active, non-synthetic HDB 4-room single-unit strata resale records from 2025-09 to 2026-08 with recorded price at or below S$900,000. Group by official town. Preserve repeated observations. Report median floor area, its 25th and 75th percentiles, and median total price using linear interpolation between ordered values. Suppress groups with fewer than five transactions. These are raw descriptions, not adjusted causal comparisons.
What these results cannot tell you
These records are historical transactions, not available inventory. Raw groups differ in lease, floor, size, condition and property mix; differences do not establish causation or investment returns. Source coverage and reporting lags can change counts. The current month may be incomplete, and even a completed calendar month can receive later records. No inference about unsold homes or publication-time availability is supported. Repeated source observations are preserved; this is not a count of unique homes. A dated report retains its cited snapshot version until explicitly refreshed; a newer source generation may contain corrections. Budget is the recorded purchase price; it excludes transaction costs and buyer eligibility.
Each takeaway repeats one stored aggregate row. Group medians are not pooled, adjusted or treated as evidence of cause.
Source coverage and snapshots
HDB resale transactions · Housing & Development Board / data.gov.sg
Official dataset documentation · Licence or terms. Contains information from HDB resale transactions, accessed from data.gov.sg under the Singapore Open Data Licence.
Snapshot retrieved 2026-09-06T01:43:01.287199+00:00. Source period 2017-01 to 2026-09. 239,887 rows in the whole source snapshot, not the study sample. Scope: nationwide. Source publication timestamp is not supplied.
Snapshot 6b74ef7f-bc54-4d68-8df8-a465e85319b3 · checksum 88d0d51d849f0258a3b2132c6275ccb2582f09bbc5b383ab6060835ecd1e6cef
Cite this analysis
4-room HDB resales at or below S$900,000: 2026-08. Property Upside automated descriptive analysis, version 4f36614f602c6dbcdf588e3d.
- Canonical report URL
- https://propertyupside.com/research/hdb-budget-space-900000-2026-08/
- Observed period
- 2025-09 to 2026-08
Link to this report and attribute the underlying government dataset separately. Check the provider’s current licence and terms before reusing source material; this page does not grant rights to the underlying dataset.
Continue researching these places
- Pasir Ris HDB resale research
- Bishan HDB resale research
- Choa Chu Kang HDB resale research
- Woodlands HDB resale research
- Tampines HDB resale research
- Jurong West HDB resale research
- Jurong East HDB resale research
- Serangoon HDB resale research
- Bukit Batok HDB resale research
- Bukit Panjang HDB resale research
- Hougang HDB resale research
- Punggol HDB resale research