How have HDB prices in Lower Seletar changed over time?

Over the 6 years from 2019 Q4 to 2026 Q2, the median price per square foot in Lower Seletar changed by +6.9% a year, from $414 to $616.

Does remaining lease affect HDB prices in Lower Seletar?

In Lower Seletar, 4-room flats with 90-99 years of lease remaining resell at $591 per square foot against $600 for those with 80-89 years, a difference of −2%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Lower Seletar

$1,230median private resale per ft², 52 caveats (12 months)

High confidence95% CI $1,210–$1,280 per ft²n = 52 caveats

The median private resale price in Lower Seletar (Yishun, North Region) is S$1,230 per square foot (S$13,300 per square metre), from 52 caveats in the 12 months to August 2026. Over the 6 years to 2026 Q2, the HDB median price per square foot here changed by +6.9% a year in cash terms, or +3.8% a year after inflation. HDB resale here runs S$613 per square foot from 137 resales, at a median 4-room price of S$610,000: a separate register, never combined with the private figures.

Private prices in Lower Seletar

Median price per ft²

$613

n = 137 resales

Median resale price

$620,000

median flat 1,001 ft²

Median lease remaining

91 yrs

of a 99-year lease

How prices are spread in Lower Seletar

p20 $585
p80 $644
95% CI $604–$619

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 $492,000 · 732 ft²	$672/ft²	n = 17
4-roommedian $610,000 · 1,001 ft²	$609/ft²	n = 77
5-roommedian $743,000 · 1,216 ft²	$611/ft²	n = 43

Price by remaining lease, 4-room

Lower Seletar, 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
80-89 yearsmedian $600,000	$600/ft²	n = 26
90-99 yearsmedian $590,000	$591/ft²	n = 201

Price by floor, 4-room

Lower Seletar, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$572/ft²	n = 10
Floors 4 to 6	$589/ft²	n = 18
Floors 7 to 9	$600/ft²	n = 20
Floors 10 to 12	$628/ft²	n = 22

Buyers: Where does a price sit?

Ranked against 137 resales in Lower Seletar (12 months).

Resale price

Floor area in ft²

S$620,000 for 1,013 ft² is around the 49th percentile of the 137 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$613 per square foot, over 137 resales (12 months).

A market figure for that size in Lower Seletar, not a valuation of your flat.

Floor area in ft²

S$620,000

middle 60% of resales: S$593,000 to S$652,000 for that size · 137 resales, 12 months

Resales (last 12 months)

137 sales

Resales in Lower Seletar, last 12 months
	Address
Aug 2026	509b Yishun Ave 4	S$782,000	5-room	91 yrs	$643
Aug 2026	504c Yishun St 51	S$750,000	5-room	89 yrs	$617
Aug 2026	513d Yishun St 51	S$650,000	5-room	91 yrs	$534
Aug 2026	506c Yishun Ave 4	S$640,000	4-room	91 yrs	$639
Aug 2026	513d Yishun St 51	S$638,898	4-room	91 yrs	$638
Aug 2026	502c Yishun St 51	S$638,000	4-room	91 yrs	$644
Aug 2026	507a Yishun Ave 4	S$630,000	4-room	91 yrs	$629
Aug 2026	502c Yishun St 51	S$620,888	4-room	91 yrs	$627
Aug 2026	511b Yishun St 51	S$618,000	4-room	90 yrs	$618
Aug 2026	512c Yishun St 51	S$615,000	4-room	90 yrs	$614
Aug 2026	511b Yishun St 51	S$610,000	4-room	90 yrs	$609
Aug 2026	504d Yishun St 51	S$595,000	4-room	89 yrs	$595
Aug 2026	512b Yishun St 51	S$592,000	4-room	90 yrs	$592
Aug 2026	505d Yishun St 51	S$590,000	4-room	89 yrs	$596
Aug 2026	513c Yishun St 51	S$570,000	4-room	91 yrs	$569
Aug 2026	507a Yishun Ave 4	S$568,000	4-room	91 yrs	$568
Jul 2026	502b Yishun St 51	S$830,000	5-room	91 yrs	$688
Jul 2026	504d Yishun St 51	S$790,000	5-room	89 yrs	$655
Jul 2026	501b Yishun St 51	S$780,000	5-room	91 yrs	$647
Jul 2026	511b Yishun St 51	S$745,000	5-room	90 yrs	$612

Median price per ft²

$1,230

95% CI $1,210–$1,280 · n = 52 strata caveats (12 months)

Median price

$1,200,000

n = 52 resale caveats (12 months)

How private prices are spread in Lower Seletar

p20 $1,180
p80 $1,320
95% CI $1,210–$1,280

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
Executive Condominiummedian $1,378,888	$1,350/ft²	n = 59
Condominiummedian $1,200,000	$1,230/ft²	n = 52
Strata Terracemedian $2,482,944	$742/ft²	n = 10

Buyers: Where does a price sit?

Placed on the published percentiles for 52 caveats in Lower Seletar (12 months).

Price

Floor area in ft²

S$1,200,000 for 971 ft² is around the 52nd percentile of the 52 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,230 per square foot, over 52 caveats (12 months).

A market figure for that size in Lower Seletar, not a valuation of your flat.

Floor area in ft²

S$1,200,000

middle 60% of caveats: S$1,150,000 to S$1,280,000 for that size · 52 caveats, 12 months

Private sales by project in Lower Seletar

5 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 Lower Seletar, last 12 months
	Tenure				New sale S$/ft²
The CriterionYishun Street 51	99 yrs lease commencing from 2014	31	$1,400,000	$1,380	no launch
Signature At YishunYishun Street 51	99 yrs lease commencing from 2014	28	$1,361,000	$1,290	no launch
Skies MiltoniaMiltonia Close	99 yrs lease commencing from 2012	31	$1,238,888	$1,280	no launch
The Miltonia ResidencesMiltonia Close	99 yrs lease commencing from 2010	21	$1,150,000	$1,200	no launch
The ShaughnessyMiltonia Close	99 yrs lease commencing from 2001	10	$2,482,944	$742	no launch

Public (HDB) rents in Lower Seletar

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

Gross yield, 4-room

6.1%

on 91 years of lease remaining

Median rent, 4-room

$3,100/mo

from 33 approved rentals (12 months)

Median resale price, 4-room

$610,000

from 77 resales (12 months)

Rent by flat type

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

Flat type	Median monthly rent	Gross yield
4-room	$3,100/mo	6.1%

Private rents in Lower Seletar

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

$3,300/mo

middle 50% $3,000–$3,900 · all sizes, 142 contracts (12 months)

Median resale price

$1,200,000

all sizes, 52 resale caveats (12 months)

Rent by unit size

Lease contracts lodged with URA in Lower Seletar 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	$2,550/mo	too few lettings and too few resales
50–60 m²	$2,750/mo	too few lettings and too few resales
60–70 m²	$3,100/mo	too few lettings and too few resales
70–80 m²	$3,300/mo	too few lettings and too few resales
80–90 m²	$3,450/mo	too few lettings and too few resales
90–100 m²	$3,800/mo	too few lettings and too few resales
100–110 m²	$3,900/mo	too few lettings and too few resales
120–130 m²	$5,000/mo	too few lettings and too few resales
130–140 m²	$4,000/mo	too few lettings and too few resales
140–150 m²	$4,350/mo	too few lettings and too few resales

136 of 142 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 Lower Seletar over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$2,575/mo	n = 28
2 bedrooms	$3,200/mo	n = 57
3 bedrooms	$3,900/mo	n = 46

131 of 142 contracts are in the rows above. 11 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).

Cite us

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 Lower Seletar", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/lower-seletar. 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.

HTML

<a href="https://indexprop.com/sg/property-prices/neighbourhood/lower-seletar">Property prices in Lower Seletar - 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/lower-seletar.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 Lower Seletar

Median price per ft²The middle resale price per square foot of 137 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 Lower SeletarEvery resale in Lower Seletar over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 137 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, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each 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 Lower Seletar, 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 Lower Seletar

Median price per ft²

Median price

How private prices are spread in Lower SeletarEvery private resale caveat in Lower Seletar 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 Lower Seletar, 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 Lower Seletar

Public (HDB) rents in Lower SeletarHDB 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 Lower SeletarURA 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.

Cite us

Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Lower Seletar

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Lower Seletar

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Lower Seletar

Private rents in Lower Seletar

Rent by unit size

Rent by bedrooms

Nearby areas