What does a 4-room HDB flat cost?

Over the published window the median 4-room HDB resale went for S$630,000, on 10,817 resales, at a median size of 93 square metres and S$615 per square foot, with a median of 75 years of lease remaining. The 4-room is 44% of all resales, which is why it is the type most people mean when they ask what a flat costs.

What does every flat type cost, side by side?

A single national figure is a starting point and not an answer, because the five flat types are five different products bought by five different households.

Why is the smaller flat dearer per square foot?

A 2-room flat sells for S$751 per square foot and an Executive for S$585, which is 28% more per foot for the smaller home. In total money the Executive costs about 2.4 times as much. Both facts are true and they are the same market: a rate strips out size, so the moment you compare across sizes you have to put size back in.

The reason is that a household’s fixed costs do not scale with floor area. A kitchen, a bathroom and a front door cost roughly the same whether the flat around them is 47 square metres or 146. Spread over fewer square metres, they raise the rate. This is a property of housing everywhere and it is why comparing a 3-room’s rate against a district median that is mostly 4-rooms will make the 3-room look expensive when it is ordinary.

What will a national figure not tell you?

Three things move a 4-room’s price much more than the fact that it is a 4-room.

• Where it is. The national median pools Queenstown and Woodlands, which are different markets rather than different prices in one market.
• How much lease is left. Every flat is a 99-year lease and the tail is priced. What a shorter lease actually costs is the single largest variable after location.
• Which floor it is on. The register records a storey range on every resale, so the height premium is measurable rather than folklore.

The practical version: look up the median for your district, your flat type and your lease band, in that order, and treat the national figure as the sanity check rather than the benchmark. That is three lookups, and every district page here carries all three.

How do you read the figure honestly?

The median is the middle resale, not the average, and the difference matters in a market with a long upper tail. The count beside it is that figure’s own denominator. And the whole table is a snapshot of what sold, so a window in which more large or better-placed flats happened to change hands reads higher for that reason alone, which is what the mix-adjusted rate on each area page exists to correct.

Figures on this page are read live from the published register and are current to August 2026. There is no valuation here and there will not be: this site publishes what flats sold for, which is a different and more checkable thing than what one is worth.