How have HDB prices in Margaret Drive changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Margaret Drive changed by +5.2% a year, from $707 to $1,160.

Does remaining lease affect HDB prices in Margaret Drive?

In Margaret Drive, 4-room flats with 90-99 years of lease remaining resell at $1,150 per square foot against $873 for those with 70-79 years, a difference of +32%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Margaret Drive

$2,260median private resale per ft², 104 caveats (12 months)

High confidence95% CI $2,220–$2,310 per ft²n = 104 caveats

The median private resale price in Margaret Drive (Queenstown, Central Region) is S$2,260 per square foot (S$24,300 per square metre), from 104 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +5.2% a year in cash terms, or +3.2% a year after inflation. HDB resale here runs S$1,180 per square foot from 281 resales, at a median 4-room price of S$1,069,444: a separate register, never combined with the private figures.

Private prices in Margaret Drive

Median price per ft²

$1,180

n = 281 resales

Median resale price

$980,000

median flat 893 ft²

Median lease remaining

90 yrs

of a 99-year lease

133 of 281 resales here crossed $1,000,000 in the last 12 months (47.3%).

How prices are spread in Margaret Drive

p20 $1,010
p80 $1,250
95% CI $1,150–$1,190

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
2-roommedian $544,500 · 506 ft²	$1,080/ft²	n = 6
3-roommedian $818,444 · 678 ft²	$1,200/ft²	n = 94
4-roommedian $1,069,444 · 936 ft²	$1,150/ft²	n = 148
5-roommedian $1,330,000 · 1,184 ft²	$1,120/ft²	n = 33

Price by remaining lease, 4-room

Margaret Drive, 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
70-79 yearsmedian $886,500	$873/ft²	n = 62
80-89 yearsmedian $1,004,844	$1,050/ft²	n = 156
90-99 yearsmedian $1,075,000	$1,150/ft²	n = 115

Across these bands the rate falls 24% from $1,150/ft² at 90-99 years to $873 at 70-79, on 4-room flats in Margaret Drive.

Price by floor, 4-room

Margaret Drive, 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	$979/ft²	n = 10
Floors 4 to 6	$909/ft²	n = 14
Floors 7 to 9	$1,120/ft²	n = 14
Floors 10 to 12	$1,070/ft²	n = 15
Floors 13 to 15	$1,080/ft²	n = 8
Floors 16 to 21	$1,100/ft²	n = 28
22nd floor and above	$1,230/ft²	n = 59

Buyers: Where does a price sit?

Ranked against 281 resales in Margaret Drive (12 months).

Resale price

Floor area in ft²

S$980,000 for 831 ft² is around the 49th percentile of the 281 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$1,180 per square foot, over 281 resales (12 months).

A market figure for that size in Margaret Drive, not a valuation of your flat.

Floor area in ft²

S$980,000

middle 60% of resales: S$839,000 to S$1,040,000 for that size · 281 resales, 12 months

Resales (last 12 months)

281 sales

Resales in Margaret Drive, last 12 months
	Address
Aug 2026	92 Dawson Rd	S$1,510,000	5-room	89 yrs	$1,420
Aug 2026	52 Strathmore Ave	S$1,350,000	5-room	79 yrs	$1,140
Aug 2026	96 Dawson Rd	S$1,218,000	4-room	94 yrs	$1,320
Aug 2026	88 Dawson Rd	S$1,200,000	4-room	89 yrs	$1,280
Aug 2026	86 Dawson Rd	S$1,175,000	4-room	89 yrs	$1,320
Aug 2026	94 Dawson Rd	S$1,158,888	4-room	94 yrs	$1,300
Aug 2026	87 Dawson Rd	S$1,140,000	4-room	89 yrs	$1,270
Aug 2026	92 Dawson Rd	S$1,102,228	4-room	89 yrs	$1,180
Aug 2026	86 Dawson Rd	S$1,100,000	4-room	89 yrs	$1,170
Aug 2026	96 Dawson Rd	S$1,100,000	4-room	94 yrs	$1,240
Aug 2026	88 Dawson Rd	S$1,038,000	4-room	89 yrs	$1,160
Aug 2026	89 Dawson Rd	S$1,018,000	4-room	89 yrs	$1,140
Aug 2026	94 Dawson Rd	S$925,000	3-room	94 yrs	$1,370
Aug 2026	95 Dawson Rd	S$910,888	3-room	94 yrs	$1,350
Aug 2026	94 Dawson Rd	S$900,000	3-room	94 yrs	$1,330
Aug 2026	51 Strathmore Ave	S$868,888	4-room	79 yrs	$897
Aug 2026	88 Dawson Rd	S$848,000	4-room	89 yrs	$948
Aug 2026	96 Dawson Rd	S$838,000	3-room	94 yrs	$1,240
Aug 2026	94 Dawson Rd	S$825,000	3-room	94 yrs	$1,220
Aug 2026	96 Dawson Rd	S$818,000	3-room	94 yrs	$1,210

Median price per ft²

$2,260

95% CI $2,220–$2,310 · n = 104 strata caveats (12 months)

Median price

$1,674,844

n = 104 resale caveats (12 months)

How private prices are spread in Margaret Drive

p20 $2,160
p80 $2,380
95% CI $2,220–$2,310

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 $1,643,888	$2,260/ft²	n = 85
Apartmentmedian $1,912,000	$2,310/ft²	n = 19

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
New Salemedian $2,310,000	$2,790/ft²	n = 455
Resalemedian $1,674,844	$2,260/ft²	n = 104

Buyers: Where does a price sit?

Placed on the published percentiles for 104 caveats in Margaret Drive (12 months).

Price

Floor area in ft²

S$1,674,844 for 742 ft² is around the 49th percentile of the 104 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$2,260 per square foot, over 104 caveats (12 months).

A market figure for that size in Margaret Drive, not a valuation of your flat.

Floor area in ft²

S$1,680,000

middle 60% of caveats: S$1,600,000 to S$1,770,000 for that size · 104 caveats, 12 months

Private sales by project in Margaret Drive

4 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 Margaret Drive, last 12 months
	Tenure				New sale S$/ft²
Margaret VilleMargaret Drive	99 yrs lease commencing from 2017	19	$1,912,000	$2,310	no launch
Commonwealth TowersCommonwealth Avenue	99 yrs lease commencing from 2013	45	$1,640,000	$2,300	no launch
Queens PeakDundee Road	99 yrs lease commencing from 2015	40	$1,670,400	$2,240	no launch
PenrithMargaret Drive	99 yrs lease commencing from 2024	455	n/a	launches only	$2,790n = 455

Public (HDB) rents in Margaret Drive

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

Gross yield, 4-room

4.8%

on 89 years of lease remaining

Median rent, 4-room

$4,300/mo

from 164 approved rentals (12 months)

Median resale price, 4-room

$1,069,444

from 148 resales (12 months)

Rent by flat type

Approved HDB rentals in Margaret Drive 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	$3,600/mo	5.3%
4-room	$4,300/mo	4.8%
5-room	$4,500/mo	4.1%

Private rents in Margaret Drive

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

Gross yield range

4.4%–4.4%

across 1 size bands; no band contains this area's median home

Median monthly rent

$3,869/mo

middle 50% $3,500–$4,800 · all sizes, 708 contracts (12 months)

Median resale price

$1,674,844

all sizes, 104 resale caveats (12 months)

Rent by unit size

Lease contracts lodged with URA in Margaret Drive 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	$3,550/mo	4.4%
50–60 m²	$4,400/mo	too few resales
60–70 m²	$4,600/mo	too few resales
70–80 m²	$5,000/mo	too few resales
80–90 m²	$6,000/mo	too few resales
90–100 m²	$6,800/mo	too few lettings and too few resales
100–110 m²	$8,240/mo	too few lettings and too few resales

658 of 708 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 Margaret Drive over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,530/mo	n = 387
2 bedrooms	$4,675/mo	n = 214
3 bedrooms	$6,000/mo	n = 99

700 of 708 contracts are in the rows above. 8 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 Margaret Drive", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/margaret-drive. 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/margaret-drive">Property prices in Margaret Drive - 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/margaret-drive.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 Margaret Drive

Median price per ft²The middle resale price per square foot of 281 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 Margaret DriveEvery resale in Margaret Drive over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 281 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 Margaret Drive, 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 Margaret Drive

Median price per ft²

Median price

How private prices are spread in Margaret DriveEvery private resale caveat in Margaret Drive 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.

By sale typeA resale is one owner selling to another, and it is the headline above. A new sale is a developer’s launch price list, which runs 41 to 42 per cent above resale per square foot in every market segment. A sub sale is a resale before completion. Three rows, never averaged into one.

Sellers: How much is my home worth? Floor area × the median price per square foot in Margaret Drive, 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 Margaret Drive

Public (HDB) rents in Margaret DriveHDB 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 Margaret DriveURA 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 Margaret Drive

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 Margaret Drive

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in Margaret Drive

Private rents in Margaret Drive

Rent by unit size

Rent by bedrooms

Nearby areas