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

There is no single good price per square foot, because the figure only means something against the right comparison set: your district, your flat type, your lease band. As of September 2026 the national median is S$602 per square foot, from a register of 987,904 resales since 1990. That median is a true number, and on its own it is almost useless for judging any particular flat.

What does price per square foot actually measure?

The resale price divided by the floor area, nothing more. Two flats at the same PSF can be very different purchases: a 1,200-square-foot executive flat in Woodlands and a 700-square-foot 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.

How wide is normal?

Wider than a single headline suggests. Over the current national window, the resale a fifth of the way up the market rates S$524 per square foot and the one four-fifths of the way up rates S$747: three-fifths of the whole market trades inside that corridor, and a fifth trades beyond each end of it. A figure inside the corridor is ordinary before anyone looks closer; a figure outside it is the cue to find the variable doing the work, and it is usually one of the three below. The ladder starts with the flat type:

Read the rate and the floor area together and the pattern is the opposite of what intuition suggests: the smallest flats carry the dearest rates. Fixed costs of a household do not scale with floor area, so the price per foot of a two-room or three-room sits above a five-room in the same block. A three-room PSF judged against a district median that is mostly four-rooms will look expensive when it is ordinary.

What moves PSF more than the district does?

Remaining lease. Every HDB flat is a 99-year leasehold, and the market prices the tail decades before it runs out. CPF usage is restricted where the lease does not cover the youngest buyer to age 95, and bank loan-to-value falls with it, so the same flat with a shorter tail faces buyers who can bid less. The lease-decay explainer measures the within-district gap between the long and short bands, and it is larger than most district gaps: check a figure against its own lease band before its district.

Flat type, as the table above shows: the ladder from two-room to executive spans more than most district differences, and each rung has its own page here with its own median and history.

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 district page shows it for that district.

How much does geography move the number?

After the mix is controlled, this much:

The regional ladder is real but it is the second-order effect: the spread from the dearest region to the cheapest is of the same order as the spread across flat types within one district. Location is priced, and so is everything the location correlates with, which is why the mature central districts carry both the dearest rates and the shortest leases.

So what is a good PSF?

The honest answer is: the median for your district, your flat type and your lease band, and then a judgement about the specific flat. That is three lookups, not one, and every district 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 district.

What a good PSF is not is a number you can carry between districts. 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.

What will this site not tell you?

Whether to buy. 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. Every figure on this page is read live from the published dataset and is current to September 2026.