What is a good price per square foot for an HDB flat?

Ask what a good price per square foot is and you will get a number back within seconds, usually somewhere near the national median. As of July 2026 that median is $603 per square foot across 983,157 recorded HDB resales. It is a true number and it is almost useless on its own.

PSF is a ratio, and ratios hide their inputs

Price per square foot is the resale price divided by the floor area. Two flats at the same PSF can be very different purchases: a 1,200 sqft executive flat in Woodlands and a 700 sqft three-room in Queenstown are not competing for the same buyer, and their PSF figures are not competing for the same meaning. The ratio is useful precisely because it strips out size, which means the moment you compare across sizes you have to put size back in.

Three things move PSF more than the town does

Remaining lease. Every HDB flat is a 99-year leasehold, and the tail is priced. Look at the lease band chart on any town page: the gap between flats with 90 or more years left and those under 50 is routinely 40 to 80 per cent. That is not a location difference, it is a financing one. CPF usage is restricted where the lease does not cover the youngest buyer to age 95, and bank loan-to-value falls with it.

Flat type. Smaller flats carry a higher PSF almost everywhere. Fixed costs of a household do not scale with floor area, so the price per foot of a three-room sits above a five-room in the same block. Comparing a three-room PSF against a town median that is mostly four-rooms will make it look expensive when it is ordinary.

Floor. Singapore is built vertically and the market pays for height. HDB records a storey range on every resale, so the premium is measurable rather than folklore; the storey chart on each town page shows it for that town.

So what is a good PSF?

The honest answer is: the median for your town, your flat type and your lease band, and then a judgement about the specific flat. That is three lookups, not one, and every town page here carries all three. The “where does a price sit” tool on the same page does the last step for you: enter a price and a floor area and it ranks the implied PSF against every resale recorded in that town.

What a good PSF is not is a number you can carry between towns. A figure that reads as a bargain in Bukit Merah would be near the top of the market in Choa Chu Kang, and neither fact tells you anything about whether either flat is worth buying.

A note on what this site will not tell you

IndexProp SG publishes statistics about resales that have already completed. It does not value flats, and a median is not a valuation. What it can do is tell you where a price sits among the prices people actually paid, which is the question most buyers are really asking when they ask about PSF.