How have HDB prices in Henderson Hill changed over time?

Over the 9.3 years from 2016 Q3 to 2026 Q2, the median price per square foot in Henderson Hill changed by +5.6% a year, from $531 to $881.

Does remaining lease affect HDB prices in Henderson Hill?

In Henderson Hill, 4-room flats with 90-99 years of lease remaining resell at $1,080 per square foot against $581 for those with <50 years, a difference of +86%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Property prices per square foot in Henderson Hill

Q: What is the median HDB resale price per square foot in Henderson Hill?

The median resale price in Henderson Hill (Bukit Merah, Central Region) is S$976 per square foot (S$10,500 per square metre), based on 74 resales in the 12 months to July 2026, at a median 4-room price of S$970,000. Over the 9.3 years to 2026 Q2, the median price per square foot changed by +5.6% a year in cash terms, or +3.5% a year after inflation.

Q: How many HDB flats were resold in Henderson Hill?

The median resale price in Henderson Hill (Bukit Merah, Central Region) is S$976 per square foot (S$10,500 per square metre), based on 74 resales in the 12 months to July 2026, at a median 4-room price of S$970,000. Over the 9.3 years to 2026 Q2, the median price per square foot changed by +5.6% a year in cash terms, or +3.5% a year after inflation.

$976median per ft²Low confidence

95% CI $628–$1,050 per ft²n = 74 resales

The median resale price in Henderson Hill (Bukit Merah, Central Region) is S$976 per square foot (S$10,500 per square metre), based on 74 resales in the 12 months to July 2026, at a median 4-room price of S$970,000. Over the 9.3 years to 2026 Q2, the median price per square foot changed by +5.6% a year in cash terms, or +3.5% a year after inflation.

Prices in Henderson Hill

Market

URA records no private sale caveat in Henderson Hill in the last 12 months.

Median price per ft²

$976

n = 74 resales

Median resale price

$782,500

median flat 861 ft²

Median lease remaining

92 yrs

of a 99-year lease

24 of 74 resales here crossed $1,000,000 in the last 12 months (32.4%).

How prices are spread in Henderson Hill
Every resale in Henderson Hill over the last 12 months, placed on a S$/ft² scale. A taller bar means more sales at that price, and hovering a bar reads its own count. Each sale appears in the table below.
Sample: 74 resales, counted from the sold-price list below. The markers are the published statistics over the same window and population; the two counts can differ by a handful at the window edge.

p20 $585
p80 $1,110
95% CI $628–$1,050

By flat type

Median figures for each HDB flat type resold here.

Flat type	Resales	Median area	Median price	S$/ft²
3-room	28	700 ft²	$424,444	$613
4-room	35	893 ft²	$970,000	$1,040
5-room	10	1,216 ft²	$1,419,000	$1,170

Buyers: Where does a price sit?

Ranked against 74 resales in Henderson Hill (12 months).

Resale price

Floor area in ft²

Enter a price and a floor area to place it in Henderson Hill.

Sellers: How much is my flat worth?

At the median of S$976 per square foot, over 74 resales (12 months).

A market figure for that size in Henderson Hill, not a valuation of your flat.

Floor area in ft²

A 861 ft² flat at Henderson Hill’s median works out at

S$840,000

middle 60% of resales: S$505,000 to S$956,000 for that size · 74 resales, 12 months

Price by remaining lease, 4-room

Every HDB flat is a 99-year leasehold. As the tail shortens, financing tightens and the resale market prices it in.

90-99$1,080n=69
<50$581n=39

Years of lease remaining at the time of resale, 4-room only, Henderson Hill, last 36 months. Figures are median $ per ft². Bands with fewer than eight resales are not shown.

Across these bands the rate falls 46% from $1,080/ft² at 90-99 years to $581 at <50, on 4-room flats in Henderson Hill.

Price by floor

HDB publishes a storey range on every resale.

Too few 4-room resales per storey band (8 per band, over 12 months) to chart a floor premium here.

Resales (last 12 months)

74 sales

Resales in Henderson Hill, last 12 months
	Address
Jul 2026	95c Henderson Rd	S$1,208,000	4-room	92 yrs	$1,210
Jul 2026	95c Henderson Rd	S$1,080,000	4-room	92 yrs	$1,080
Jul 2026	95c Henderson Rd	S$1,060,000	4-room	92 yrs	$1,060
Jul 2026	95a Henderson Rd	S$1,030,000	4-room	92 yrs	$1,030
Jul 2026	95b Henderson Rd	S$988,000	4-room	92 yrs	$1,110
Jul 2026	125 Bt Merah View	S$810,000	4-room	69 yrs	$690
Jul 2026	106 Henderson Cres	S$508,000	4-room	48 yrs	$583
Jul 2026	102 Henderson Cres	S$448,000	4-room	43 yrs	$520
Jul 2026	128 Bt Merah View	S$433,000	3-room	46 yrs	$619
Jul 2026	128 Bt Merah View	S$390,000	3-room	46 yrs	$477
Jul 2026	129 Bt Merah View	S$385,000	3-room	46 yrs	$550
Jun 2026	126 Bt Merah View	S$1,225,000	5-room	69 yrs	$889
Jun 2026	95c Henderson Rd	S$1,068,888	4-room	92 yrs	$1,070
Jun 2026	95b Henderson Rd	S$790,000	3-room	92 yrs	$1,080
May 2026	96b Henderson Rd	S$1,245,000	4-room	92 yrs	$1,240
May 2026	95a Henderson Rd	S$1,100,000	4-room	92 yrs	$1,100
May 2026	95b Henderson Rd	S$1,100,000	4-room	92 yrs	$1,100
May 2026	96a Henderson Rd	S$970,000	4-room	92 yrs	$1,090
May 2026	95b Henderson Rd	S$830,000	3-room	92 yrs	$1,130
May 2026	120 Bt Merah View	S$560,000	4-room	46 yrs	$591

Compare two areas · league tables · the 2026 report

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

Cite us

HDB resale registrations to July 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

Copy one of these, or adapt it.

Plain text

IndexProp SG, "HDB resale prices in Henderson Hill", dataset 2026-07, https://indexprop.com/sg/property-prices/neighbourhood/henderson-hill. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0.

HTML

<a href="https://indexprop.com/sg/property-prices/neighbourhood/henderson-hill">HDB resale prices in Henderson Hill - IndexProp SG</a> (dataset 2026-07). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0).

The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/henderson-hill.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Property prices per square foot in Henderson Hill

Prices in Henderson Hill

Median price per ft²The middle resale price per square foot of 74 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.