How have HDB prices in Joo Seng changed over time?

Over the 6.1 years from 2017 Q3 to 2025 Q4, the median price per square foot in Joo Seng changed by +8.8% a year, from $387 to $647.

Does remaining lease affect HDB prices in Joo Seng?

In Joo Seng, 4-room flats with 90-99 years of lease remaining resell at $848 per square foot against $535 for those with 50-59 years, a difference of +59%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Joo Seng

$2,020median private resale per ft², 49 caveats (12 months)

Medium confidence95% CI $1,850–$2,060 per ft²n = 49 caveats

The median private resale price in Joo Seng (Toa Payoh, Central Region) is S$2,020 per square foot (S$21,700 per square metre), from 49 caveats in the 12 months to August 2026. Over the 6.1 years to 2025 Q4, the HDB median price per square foot here changed by +8.8% a year in cash terms, or +5.9% a year after inflation. HDB resale here runs S$636 per square foot from 34 resales, at a median 4-room price of S$895,000 (on a sample too small to publish as a market rate): a separate register, never combined with the private figures.

Private prices in Joo Seng

Median price per ft²

$636

n = 34 resales

Median resale price

$720,000

median flat 1,001 ft²

Median lease remaining

61 yrs

of a 99-year lease

How prices are spread in Joo Seng

p20 $573
p80 $914
95% CI $585–$889

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
3-roommedian $600,000 · 732 ft²	$820/ft²	n = 13
4-roommedian $895,000 · 1,001 ft²	$894/ft²	n = 13
5-roommedian $820,000 · 1,421 ft²	$597/ft²	n = 7

Price by remaining lease, 4-room

Joo Seng, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
50-59 yearsmedian $600,000	$535/ft²	n = 22
90-99 yearsmedian $848,444	$848/ft²	n = 18

Across these bands the rate falls 37% from $848/ft² at 90-99 years to $535 at 50-59, on 4-room flats in Joo Seng.

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.

Buyers: Where does a price sit?

Ranked against 34 resales in Joo Seng (12 months).

Resale price

Floor area in ft²

S$720,000 for 1,133 ft² is around the 50th percentile of the 34 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$636 per square foot, over 34 resales (12 months).

A market figure for that size in Joo Seng, not a valuation of your flat.

Floor area in ft²

S$720,000

middle 60% of resales: S$649,000 to S$1,040,000 for that size · 34 resales, 12 months

Resales (last 12 months)

34 sales

Resales in Joo Seng, last 12 months
	Address
Aug 2026	9 Joo Seng Rd	S$910,000	4-room	90 yrs	$909
Aug 2026	9 Joo Seng Rd	S$745,000	3-room	90 yrs	$1,020
Aug 2026	7 Upp Aljunied Lane	S$700,000	3-room	90 yrs	$957
Jul 2026	21 Joo Seng Rd	S$980,000	Executive	61 yrs	$623
Jul 2026	9 Joo Seng Rd	S$935,000	4-room	90 yrs	$938
Jul 2026	19 Joo Seng Rd	S$820,000	5-room	61 yrs	$635
Jul 2026	5 Upp Aljunied Lane	S$303,000	3-room	41 yrs	$494
Jun 2026	7 Upp Aljunied Lane	S$912,888	4-room	90 yrs	$912
May 2026	9 Joo Seng Rd	S$920,000	4-room	90 yrs	$919
May 2026	11 Joo Seng Rd	S$785,888	5-room	56 yrs	$594
May 2026	15 Joo Seng Rd	S$700,000	4-room	57 yrs	$637
May 2026	7 Upp Aljunied Lane	S$700,000	3-room	90 yrs	$957
May 2026	18 Joo Seng Rd	S$590,000	4-room	57 yrs	$532
Apr 2026	7 Upp Aljunied Lane	S$895,000	4-room	90 yrs	$894
Apr 2026	2 Upp Aljunied Lane	S$321,888	3-room	41 yrs	$525
Mar 2026	16 Joo Seng Rd	S$858,888	5-room	57 yrs	$605
Mar 2026	10 Joo Seng Rd	S$740,000	5-room	56 yrs	$578
Mar 2026	2 Upp Aljunied Lane	S$300,000	3-room	41 yrs	$489
Feb 2026	15 Joo Seng Rd	S$688,888	4-room	57 yrs	$604
Feb 2026	17 Joo Seng Rd	S$668,000	4-room	57 yrs	$585

Median price per ft²

$2,020

95% CI $1,850–$2,060 · n = 49 strata caveats (12 months)

Median price

$1,830,000

n = 49 resale caveats (12 months)

How private prices are spread in Joo Seng

p20 $1,800
p80 $2,150
95% CI $1,850–$2,060

The tails of this distribution are not published here: a 5th or 95th percentile needs at least 50 caveats carrying a rate, and Joo Seng has 49. The middle 60% and the interval above rest on those same 49 caveats.

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Condominiummedian $1,830,000	$2,020/ft²	n = 49
Terracemedian $3,288,000	priced on land	n = 21 caveats

Buyers: Where does a price sit?

Placed on the published percentiles for 49 caveats in Joo Seng (12 months).

Price

Floor area in ft²

S$1,830,000 for 908 ft² is around the 49th percentile of the 49 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$2,020 per square foot, over 49 caveats (12 months).

A market figure for that size in Joo Seng, not a valuation of your flat.

Floor area in ft²

S$1,830,000

middle 60% of caveats: S$1,630,000 to S$1,950,000 for that size · 49 caveats, 12 months

Private sales by project in Joo Seng

2 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Joo Seng, last 12 months
	Tenure				New sale S$/ft²	Details
Bartley RidgeMount Vernon Road	99 yrs lease commencing from 2012	45	$1,770,000	$2,020	no launch
Macpherson Garden EstateJalan Gembira	Freehold	17	$3,250,000	priced on land	no launch

Public (HDB) rents in Joo Seng

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 3-room

n/a

too few resales

Median rent, 3-room

$2,750/mo

from 30 approved rentals (12 months)

Median resale price, 3-room

$600,000

from 13 resales (12 months)

Rent by flat type

Approved HDB rentals in Joo Seng over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
3-room	$2,750/mo	too few resales
5-room	$3,775/mo	too few rentals

Private rents in Joo Seng

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

n/a

too few lettings and resales in any one size band

Median monthly rent

$3,975/mo

middle 50% $3,000–$4,600 · all sizes, 256 contracts (12 months)

Median resale price

$1,830,000

all sizes, 49 resale caveats (12 months)

Rent by unit size

Lease contracts lodged with URA in Joo Seng over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$3,000/mo	too few resales
50–60 m²	$3,075/mo	too few lettings and too few resales
60–70 m²	$3,950/mo	too few resales
70–80 m²	$4,100/mo	too few resales
90–100 m²	$4,900/mo	too few lettings and too few resales
100–110 m²	$5,075/mo	too few lettings and too few resales
110–120 m²	$4,500/mo	too few lettings and too few resales
120–130 m²	$5,800/mo	too few lettings and too few resales
130–140 m²	$5,000/mo	too few lettings and too few resales
150–160 m²	$5,100/mo	too few lettings and too few resales
190–200 m²	$9,000/mo	too few lettings and too few resales

231 of 256 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Joo Seng over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,000/mo	n = 90
2 bedrooms	$4,000/mo	n = 78
3 bedrooms	$4,900/mo	n = 53

221 of 256 contracts are in the rows above. 18 carry no bedroom count and 17 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

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

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HDB resale registrations to August 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, "Property prices in Joo Seng", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/joo-seng. 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. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/neighbourhood/joo-seng">Property prices in Joo Seng - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

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

Private property prices per square foot in Joo Seng

Median price per ft²The middle resale price per square foot of 34 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.

How prices are spread in Joo SengEvery resale in Joo Seng over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 34 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Joo Seng, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Joo Seng

Median price per ft²

Median price

How private prices are spread in Joo SengEvery private resale caveat in Joo Seng over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

Sellers: How much is my home worth? Floor area × the median price per square foot in Joo Seng, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Joo Seng

Public (HDB) rents in Joo SengHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in Joo SengURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Joo Seng

By flat type

Price by remaining lease, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Joo Seng

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Joo Seng

Private rents in Joo Seng

Rent by unit size

Rent by bedrooms

Nearby areas