Budget Guides

Best HDB Resale Flats Under $500K (2026)

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

Last updated: 28 April 2026

Overview

The market for residential properties under $500,000 in 2026 remains accessible in specific districts with a wide range of price-per-square-foot (PSF) metrics. Data shows that entry-level PSF prices start as low as $161.349 in District 16, while more active segments in District 27 average between $601.156 and $657.284 PSF. Buyers within this budget must navigate lease profiles ranging from 70-year tenures starting in 1964 to 946-year tenures starting in 1938.

Market Analysis

Transaction volume is highest in District 27, where The Shaughnessy and Springhill recorded 64 and 54 transactions respectively, reflecting high demand for units at the $600-$660 PSF level. In District 22, The Woods offers a competitive PSF of $520.291 with a relatively modern lease commencing in 2010, compared to Lakeside Tower which sits at $568.587 PSF with a 1975 lease. Significant price depreciation is observed in older developments, such as Fuyong Estate (1947) and Landed Housing Development (1964), which trade at $292.608 and $161.349 PSF respectively. These data points indicate that buyers can secure larger floor areas in older districts if they accept shorter remaining lease terms.

Top Projects by Transaction Volume

ProjectDistrictMedian PSFTransactionsTenure
THE SHAUGHNESSYD27 Yishun, Sembawang$601.1566499 yrs lease commencing from 2001
SPRINGHILLD27 Yishun, Sembawang$657.2845499 yrs lease commencing from 2002
THE WOODSD22 Jurong, Boon Lay$520.2913299 yrs lease commencing from 2010
SUMMER GARDENSD16 Bedok, Upper East Coast$673.7962599 yrs lease commencing from 1995
POETS VILLASD26 Mandai, Upper Thomson$662.3352399 yrs lease commencing from 2010
ASTON RESIDENCED17 Changi, Loyang$632.08118946 yrs lease commencing from 1938
LANDED HOUSING DEVELOPMENTD16 Bedok, Upper East Coast$161.3491870 yrs lease commencing from 1964
FUYONG ESTATED23 Bukit Batok, Bukit Panjang$292.6081799 yrs lease commencing from 1947
LAKESIDE TOWERD22 Jurong, Boon Lay$568.5871499 yrs lease commencing from 1975
MAYFAIR PARKD21 Clementi, Upper Bukit Timah$336.7841399 yrs lease commencing from 1952

Buyer Advice

Prospective buyers should prioritize developments with high transaction volumes, such as those in District 27, to ensure market liquidity for future exits. It is critical to verify the lease commencement year, as properties like Poets Villas (2010) offer more longevity than Landed Housing Development (1964) for the same $500,000 budget. Buyers should also analyze the PSF spread between District 22 ($520.291) and District 16 ($673.796) to determine the total square footage achievable within their financial limits.

Frequently Asked Questions

Where can I find the lowest PSF for HDB resale under 500k in Singapore?
The lowest recorded PSF in this category is $161.349 at the Landed Housing Development in District 16. This low rate is primarily due to its 70-year lease which commenced in 1964, making it one of the most affordable options per square foot.
Which districts have the most transactions for budget-friendly resale units?
District 27 is the most active for this price point, with The Shaughnessy recording 64 transactions and Springhill recording 54 transactions. These developments maintain PSF levels between $601.156 and $657.284.
Are there any properties with long-term leases under $500,000?
Aston Residence in District 17 features a 946-year lease that commenced in 1938, with a current PSF of $632.081. Other relatively modern options include The Woods and Poets Villas, both of which have 99-year leases commencing in 2010.
What is the average PSF for a resale unit in District 22 under this budget?
In District 22, PSF prices vary between $520.291 at The Woods and $568.587 at Lakeside Tower. The Woods has a newer lease (2010) compared to Lakeside Tower (1975), offering better value for lease-conscious buyers.
How does the age of the property affect the price in District 23?
Fuyong Estate in District 23 shows a PSF of $292.608 with a lease starting in 1947. This lower price point reflects the 17 transactions recorded as buyers weigh the low entry cost against the shorter remaining lease duration.
Is District 16 a viable option for buyers with a $500,000 limit?
District 16 offers diverse options including Summer Gardens at $673.796 PSF and Landed Housing Development at $161.349 PSF. The significant price gap is due to the lease commencement years of 1995 and 1964 respectively.

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

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