Is North Region one market?

Inside North Region the median ranges from S$526 per square foot in Woodlands to S$609 in Sembawang, a difference of 16%.

How have HDB prices in North Region changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in North Region changed by +4.7% a year, from $352 to $553.

Does remaining lease affect HDB prices in North Region?

In North Region, 4-room flats with 90-99 years of lease remaining resell at $614 per square foot against $422 for those with <50 years, a difference of +45%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in North Region

Q: What is the median private resale price per square foot in North Region?

The median private resale price in North Region is S$1,290 per square foot (S$13,900 per square metre), from 419 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 +4.7% a year in cash terms, or +2.8% a year after inflation. HDB resale here runs S$552 per square foot from 4,253 resales, at a median 4-room price of S$562,000: a separate register, never combined with the private figures.

Q: How many private caveats were recorded in North Region?

The median private resale price in North Region is S$1,290 per square foot (S$13,900 per square metre), from 419 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 +4.7% a year in cash terms, or +2.8% a year after inflation. HDB resale here runs S$552 per square foot from 4,253 resales, at a median 4-room price of S$562,000: a separate register, never combined with the private figures.

$1,290median private resale per ft², 419 caveats (12 months)

High confidence95% CI $1,250–$1,310 per ft²n = 419 caveats

The median private resale price in North Region is S$1,290 per square foot (S$13,900 per square metre), from 419 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 +4.7% a year in cash terms, or +2.8% a year after inflation. HDB resale here runs S$552 per square foot from 4,253 resales, at a median 4-room price of S$562,000: a separate register, never combined with the private figures.

Private prices in North Region

Median price per ft²

$552

n = 4,253 resales

Median resale price

$575,000

median flat 1,001 ft²

Median lease remaining

72 yrs

of a 99-year lease

54 of 4,253 resales here crossed $1,000,000 in the last 12 months (1.3%).

How prices are spread in North Region

p20 $500
p80 $636
95% CI $549–$555

The individual sales appear here once North Region's sold-price file loads. The markers are the published statistics.

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 $372,000 · 506 ft²	$751/ft²	n = 180
3-roommedian $440,000 · 732 ft²	$598/ft²	n = 723
4-roommedian $562,000 · 1,001 ft²	$544/ft²	n = 2,037
5-roommedian $668,000 · 1,292 ft²	$520/ft²	n = 1,002
Executivemedian $885,000 · 1,561 ft²	$558/ft²	n = 309

Price by remaining lease, 4-room

North Region, 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 yearsmedian $400,000	$422/ft²	n = 25
50-59 yearsmedian $500,000	$505/ft²	n = 602
60-69 yearsmedian $505,000	$504/ft²	n = 1,332
70-79 yearsmedian $538,000	$511/ft²	n = 1,876
80-89 yearsmedian $585,000	$586/ft²	n = 745
90-99 yearsmedian $614,288	$614/ft²	n = 2,008

Across these bands the rate falls 31% from $614/ft² at 90-99 years to $422 at <50, on 4-room flats in North Region.

Price by floor, 4-room

North Region, 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	$518/ft²	n = 410
Floors 4 to 6	$533/ft²	n = 508
Floors 7 to 9	$550/ft²	n = 462
Floors 10 to 12	$556/ft²	n = 478
Floors 13 to 15	$619/ft²	n = 141
Floors 16 to 21	$622/ft²	n = 29
22nd floor and above	$621/ft²	n = 9

Buyers: Where does a price sit?

Ranked against 1,000 resales in North Region (12 months).

Resale price

Floor area in ft²

S$575,000 for 1,042 ft² is around the 50th percentile of the 1,000 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$552 per square foot, over 4,253 resales (12 months).

A market figure for that size in North Region, not a valuation of your flat.

Floor area in ft²

S$575,000

middle 60% of resales: S$521,000 to S$663,000 for that size · 4,253 resales, 12 months

Resales (last 12 months)

1,000 of 4,253 sales, a random sample

Resales in North Region, last 12 months
	Address
Aug 2026	816 Woodlands St 82	S$1,150,000	Executive	67 yrs	$604
Aug 2026	818 Woodlands St 82	S$1,150,000	Executive	67 yrs	$596
Aug 2026	119 Marsiling Rise	S$998,888	Executive	68 yrs	$559
Aug 2026	364 Yishun Ring Rd	S$963,500	Executive	61 yrs	$613
Aug 2026	419 Woodlands St 41	S$960,000	Executive	68 yrs	$551
Aug 2026	848 Woodlands St 82	S$960,000	Executive	68 yrs	$498
Aug 2026	326 Yishun Ring Rd	S$900,000	Executive	61 yrs	$572
Aug 2026	516 Woodlands Dr 14	S$850,000	Executive	72 yrs	$537
Aug 2026	804 Woodlands St 81	S$850,000	Executive	61 yrs	$530
Aug 2026	673b Yishun Ave 4	S$805,000	5-room	91 yrs	$668
Aug 2026	116a Canberra Cres	S$790,000	4-room	93 yrs	$773
Aug 2026	121a Canberra St	S$781,388	5-room	91 yrs	$642
Aug 2026	348b Yishun Ave 11	S$758,000	4-room	86 yrs	$766
Aug 2026	370 Woodlands Ave 1	S$739,888	5-room	69 yrs	$550
Aug 2026	351 Woodlands Ave 1	S$738,000	5-room	69 yrs	$567
Aug 2026	366 Woodlands Ave 5	S$725,000	5-room	69 yrs	$539
Aug 2026	408 Sembawang Dr	S$720,000	Executive	74 yrs	$515
Aug 2026	887a Woodlands Dr 50	S$720,000	4-room	88 yrs	$704
Aug 2026	676b Yishun Ring Rd	S$710,000	5-room	91 yrs	$583
Aug 2026	611 Woodlands Ring Rd	S$705,000	5-room	71 yrs	$542

Loading all 4,253 sales (12 months)…

Median price per ft²

$1,290

95% CI $1,250–$1,310 · n = 419 strata caveats (12 months)

Median price

$1,260,000

n = 419 resale caveats (12 months)

How private prices are spread in North Region

p20 $1,080
p80 $1,440
95% CI $1,250–$1,310

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
Executive Condominiummedian $1,400,000	$1,330/ft²	n = 425
Condominiummedian $1,276,888	$1,240/ft²	n = 347
Apartmentmedian $1,235,000	$1,530/ft²	n = 72
Terracemedian $4,065,000	priced on land	n = 68 caveats
Semi-detachedmedian $5,134,444	priced on land	n = 40 caveats
Strata Terracemedian $2,480,000	$799/ft²	n = 25

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
Resalemedian $1,260,000	$1,290/ft²	n = 419
New Salemedian $2,008,450	$2,010/ft²	n = 160
Sub Salemedian $1,622,000	$1,730/ft²	n = 65

Buyers: Where does a price sit?

Placed on the published percentiles for 419 caveats in North Region (12 months).

Price

Floor area in ft²

S$1,260,000 for 976 ft² is around the 50th percentile of the 419 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,290 per square foot, over 419 caveats (12 months).

A market figure for that size in North Region, not a valuation of your flat.

Floor area in ft²

S$1,260,000

middle 60% of caveats: S$1,050,000 to S$1,410,000 for that size · 419 caveats, 12 months

Private sales by project in North Region

40 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 North Region, last 12 months
	Tenure				New sale S$/ft²
North Park ResidencesYishun Central 1	99 yrs lease commencing from 2015	30	$1,481,000	$1,860	no launch
The CommodoreCanberra Drive	99 yrs lease commencing from 2020	28	$1,318,000	$1,720	no launch
The BrownstoneCanberra Drive	99 yrs lease commencing from 2014	37	$1,470,000	$1,540	no launch
The VisionaireCanberra Drive	99 yrs lease commencing from 2015	35	$1,520,000	$1,500	no launch
Skypark ResidencesSembawang Crescent	99 yrs lease commencing from 2013	19	$2,100,000	$1,470	no launch
Parc LifeSembawang Crescent	99 yrs lease commencing from 2014	37	$1,530,000	$1,440	no launch
WoodhavenWoodgrove Avenue	99 yrs lease commencing from 2011	21	$1,694,520	$1,410	no launch
Eight CourtyardsCanberra Drive	99 yrs lease commencing from 2010	15	$1,523,000	$1,390	no launch
Symphony SuitesYishun Close	99 yrs lease commencing from 2014	35	$1,188,000	$1,380	no launch
The CriterionYishun Street 51	99 yrs lease commencing from 2014	31	$1,400,000	$1,380	no launch
The WisteriaYishun Ring Road	99 yrs lease commencing from 2015	13	$1,260,000	$1,380	no launch
The EstuaryYishun Avenue 1	99 yrs lease commencing from 2008	17	$1,480,000	$1,360	no launch
BellewoodsWoodlands Avenue 5	99 yrs lease commencing from 2013	28	$1,420,000	$1,350	no launch
Twin FountainsWoodlands Avenue 6	99 yrs lease commencing from 2012	15	$1,520,000	$1,340	no launch
The NauticalJalan Sendudok	99 yrs lease commencing from 2011	13	$1,480,000	$1,320	no launch
1 CanberraCanberra Drive	99 yrs lease commencing from 2012	38	$1,400,944	$1,310	no launch
Parc RosewoodRosewood Drive	99 yrs lease commencing from 2011	35	$820,000	$1,310	no launch
SeletarisSembawang Road	Freehold	12	$1,990,000	$1,310	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
NorthwaveWoodlands View	99 yrs lease commencing from 2015	36	$1,329,040	$1,260	no launch
Canberra ResidencesCanberra Drive	99 yrs lease commencing from 2010	10	$1,126,000	$1,230	no launch
ForestvilleWoodlands Drive 16	99 yrs lease commencing from 2012	24	$1,406,000	$1,220	no launch
The Miltonia ResidencesMiltonia Close	99 yrs lease commencing from 2010	21	$1,150,000	$1,200	no launch
The CanopyYishun Avenue 11	99 yrs lease commencing from 2010	18	$1,350,000	$1,150	no launch
Yishun EmeraldCanberra Drive	99 yrs lease commencing from 1998	14	$1,332,500	$1,130	no launch
CasablancaRosewood Drive	99 yrs lease commencing from 2001	14	$1,280,000	$1,110	no launch
Yishun SapphireCanberra Drive	99 yrs lease commencing from 1998	19	$1,368,000	$1,110	no launch
RosewoodRosewood Drive	99 yrs lease commencing from 2000	14	$1,335,000	$1,070	no launch
La CasaWoodlands Drive 16	99 yrs lease commencing from 2004	18	$1,194,000	$1,050	no launch
Orchid Park CondominiumYishun Street 81	99 yrs lease commencing from 1991	26	$1,060,000	$1,020	no launch
Euphony GardensJalan Mata Ayer	99 yrs lease commencing from 1998	15	$1,050,000	$960	no launch
WoodsvaleWoodlands Drive 72	99 yrs lease commencing from 1997	21	$1,196,000	$949	no launch
LilydaleYishun Avenue 6	99 yrs lease commencing from 2000	10	$1,135,000	$916	no launch
NorthoaksWoodlands Crescent	99 yrs lease commencing from 1997	29	$1,180,000	$904	no launch
The ShaughnessyMiltonia Close	99 yrs lease commencing from 2001	10	$2,482,944	$742	no launch
Norwood GrandChampions Way	99 yrs lease commencing from 2023	24	n/a	launches only	$2,060n = 24
Canberra Crescent ResidencesCanberra Crescent	99 yrs lease commencing from 2024	136	n/a	launches only	$2,010n = 136
Sembawang Springs EstateJalan Cherpen	999 yrs lease commencing from 1885	11	$4,860,000	priced on land	no launch
Springleaf GardenSpringleaf Avenue	Freehold	11	$5,320,000	priced on land	no launch

Public (HDB) rents in North Region

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

Gross yield, 4-room

6.6%

on 73 years of lease remaining

Median rent, 4-room

$3,100/mo

from 1,850 approved rentals (12 months)

Median resale price, 4-room

$562,000

from 2,037 resales (12 months)

Rent by flat type

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

Flat type	Median monthly rent	Gross yield
2-room	$2,300/mo	7.4%
3-room	$2,600/mo	7.1%
4-room	$3,100/mo	6.6%
5-room	$3,300/mo	5.9%
Executive	$3,550/mo	4.8%

Private rents in North Region

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

Gross yield, 90–100 m²

3.6%

the band this area's median private home falls in, from 140 lettings and 54 resales

Median rent, 90–100 m²

$3,800/mo

from 140 lease contracts (12 months)

Median resale price, 90–100 m²

$1,280,000

from 54 resale caveats (12 months)

URA’s own median rent per ft² here is $3.77 for 2026 Q2, from 18 projects.

Rent by unit size

Lease contracts lodged with URA in North Region 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	$2,600/mo	4.6%
50–60 m²	$3,000/mo	too few resales
60–70 m²	$3,300/mo	4.1%
70–80 m²	$3,400/mo	too few resales
80–90 m²	$3,600/mo	3.7%
90–100 m²	$3,800/mo	3.6%
100–110 m²	$4,100/mo	3.5%
110–120 m²	$4,000/mo	3.6%
120–130 m²	$4,400/mo	too few resales
130–140 m²	$4,250/mo	too few lettings and too few resales
140–150 m²	$4,500/mo	too few resales
150–160 m²	$5,000/mo	too few lettings and too few resales
160–170 m²	$4,600/mo	too few lettings and too few resales
170–180 m²	$4,150/mo	too few lettings and too few resales
180–190 m²	$6,850/mo	too few lettings and too few resales
200–210 m²	$8,000/mo	too few lettings and too few resales
210–220 m²	$6,850/mo	too few lettings and too few resales
220–230 m²	$5,800/mo	too few lettings and too few resales
250–260 m²	$8,300/mo	too few lettings and too few resales

1,678 of 1,848 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 North Region over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$2,700/mo	n = 340
2 bedrooms	$3,350/mo	n = 665
3 bedrooms	$4,090/mo	n = 626
4 bedrooms	$5,000/mo	n = 81

1,712 of 1,848 contracts are in the rows above. 134 carry no bedroom count and 2 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

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Plain text

IndexProp SG, "Property prices in North Region", dataset 2026-08, https://indexprop.com/sg/property-prices/region/north. 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/region/north">Property prices in North Region - 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/regions/north.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 North Region

Median price per ft²The middle resale price per square foot of 4,253 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 North RegionEvery resale in North Region over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate.

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 North Region, 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 North Region

Median price per ft²

Median price

How private prices are spread in North RegionEvery private resale caveat in North Region 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 North Region, 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 North Region

Public (HDB) rents in North RegionHDB 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 North RegionURA 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 North Region

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 North Region

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in North Region

Private rents in North Region

Rent by unit size

Rent by bedrooms

Nearby areas