Is North-East Region one market?

Inside North-East Region the median ranges from S$585 per square foot in Ang Mo Kio to S$694 in Punggol, a difference of 19%.

How have HDB prices in North-East Region changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in North-East Region changed by +4.7% a year, from $409 to $639.

Does remaining lease affect HDB prices in North-East Region?

In North-East Region, 4-room flats with 90-99 years of lease remaining resell at $654 per square foot against $527 for those with <50 years, a difference of +24%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in North-East Region

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

The median private resale price in North-East Region is S$1,660 per square foot (S$17,900 per square metre), from 1,794 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 +2.7% a year after inflation. HDB resale here runs S$639 per square foot from 5,873 resales, at a median 4-room price of S$650,000: a separate register, never combined with the private figures.

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

The median private resale price in North-East Region is S$1,660 per square foot (S$17,900 per square metre), from 1,794 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 +2.7% a year after inflation. HDB resale here runs S$639 per square foot from 5,873 resales, at a median 4-room price of S$650,000: a separate register, never combined with the private figures.

$1,660median private resale per ft², 1,794 caveats (12 months)

High confidence95% CI $1,640–$1,680 per ft²n = 1,794 caveats

The median private resale price in North-East Region is S$1,660 per square foot (S$17,900 per square metre), from 1,794 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 +2.7% a year after inflation. HDB resale here runs S$639 per square foot from 5,873 resales, at a median 4-room price of S$650,000: a separate register, never combined with the private figures.

Private prices in North-East Region

Median price per ft²

$639

n = 5,873 resales

Median resale price

$650,000

median flat 1,001 ft²

Median lease remaining

78 yrs

of a 99-year lease

262 of 5,873 resales here crossed $1,000,000 in the last 12 months (4.5%).

How prices are spread in North-East Region

p20 $563
p80 $741
95% CI $635–$642

The individual sales appear here once North-East 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 $385,000 · 506 ft²	$787/ft²	n = 252
3-roommedian $470,000 · 732 ft²	$624/ft²	n = 1,101
4-roommedian $650,000 · 1,001 ft²	$648/ft²	n = 2,758
5-roommedian $758,888 · 1,216 ft²	$610/ft²	n = 1,487
Executivemedian $918,000 · 1,528 ft²	$610/ft²	n = 275

Price by remaining lease, 4-room

North-East 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 $500,844	$527/ft²	n = 26
50-59 yearsmedian $560,000	$553/ft²	n = 1,057
60-69 yearsmedian $595,000	$562/ft²	n = 859
70-79 yearsmedian $570,888	$571/ft²	n = 1,666
80-89 yearsmedian $670,000	$670/ft²	n = 2,787
90-99 yearsmedian $653,888	$654/ft²	n = 2,636

Across these bands the rate falls 19% from $654/ft² at 90-99 years to $527 at <50, on 4-room flats in North-East Region.

Price by floor, 4-room

North-East 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	$586/ft²	n = 381
Floors 4 to 6	$612/ft²	n = 562
Floors 7 to 9	$652/ft²	n = 546
Floors 10 to 12	$664/ft²	n = 519
Floors 13 to 15	$669/ft²	n = 401
Floors 16 to 21	$699/ft²	n = 278
22nd floor and above	$770/ft²	n = 71

Buyers: Where does a price sit?

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

Resale price

Floor area in ft²

S$650,000 for 1,017 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$639 per square foot, over 5,873 resales (12 months).

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

Floor area in ft²

S$650,000

middle 60% of resales: S$573,000 to S$754,000 for that size · 5,873 resales, 12 months

Resales (last 12 months)

1,000 of 5,873 sales, a random sample

Resales in North-East Region, last 12 months
	Address
Aug 2026	455a Ang Mo Kio St 44	S$1,280,000	5-room	91 yrs	$1,050
Aug 2026	321 Serangoon Ave 2	S$1,200,000	Executive	58 yrs	$764
Aug 2026	228a Ang Mo Kio St 23	S$1,168,888	4-room	94 yrs	$1,130
Aug 2026	377b Hougang St 32	S$1,100,000	5-room	94 yrs	$897
Aug 2026	227a Ang Mo Kio St 23	S$1,075,000	4-room	94 yrs	$1,080
Aug 2026	698d Hougang St 52	S$966,000	Executive	72 yrs	$636
Aug 2026	533 Hougang Ave 6	S$960,000	Executive	61 yrs	$615
Aug 2026	308a Punggol Walk	S$935,000	5-room	89 yrs	$776
Aug 2026	564 Hougang St 51	S$914,700	Executive	65 yrs	$595
Aug 2026	579 Hougang Ave 4	S$890,000	Executive	70 yrs	$591
Aug 2026	416 Serangoon Ctrl	S$868,000	4-room	62 yrs	$768
Aug 2026	661b Edgedale Plains	S$862,888	5-room	90 yrs	$715
Aug 2026	308c Punggol Walk	S$855,000	5-room	89 yrs	$709
Aug 2026	315a Ang Mo Kio St 31	S$838,889	4-room	79 yrs	$866
Aug 2026	415c Northshore Dr	S$835,000	4-room	95 yrs	$825
Aug 2026	250d Compassvale St	S$828,000	Executive	73 yrs	$592
Aug 2026	280a Sengkang East Ave	S$828,000	4-room	88 yrs	$836
Aug 2026	189c Rivervale Dr	S$820,000	Executive	73 yrs	$582
Aug 2026	213b Punggol Walk	S$820,000	5-room	88 yrs	$674
Aug 2026	297a Compassvale St	S$818,888	Executive	74 yrs	$568

Loading all 5,873 sales (12 months)…

Median price per ft²

$1,660

95% CI $1,640–$1,680 · n = 1,794 strata caveats (12 months)

Median price

$1,499,000

n = 1,794 resale caveats (12 months)

How private prices are spread in North-East Region

p20 $1,430
p80 $1,890
95% CI $1,640–$1,680

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 $1,680,000	$1,630/ft²	n = 973
Apartmentmedian $1,275,500	$1,690/ft²	n = 821of 822 caveats
Executive Condominiummedian $1,685,000	$1,560/ft²	n = 695
Terracemedian $4,575,000	priced on land	n = 452 caveats
Semi-detachedmedian $6,180,000	priced on land	n = 240 caveats
Strata Terracemedian $3,205,000	$1,030/ft²	n = 92
Detachedmedian $9,930,000	priced on land	n = 61 caveats
Strata Semi-detachedmedian $4,228,000	$945/ft²	n = 13
Strata Detachedmedian $4,103,000	$853/ft²	n = 10

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
Resalemedian $1,499,000	$1,660/ft²	n = 1,794
New Salemedian $2,235,900	$2,390/ft²	n = 458
Sub Salemedian $2,267,500	$2,390/ft²	n = 142

Buyers: Where does a price sit?

Placed on the published percentiles for 1,794 caveats in North-East Region (12 months).

Price

Floor area in ft²

S$1,499,000 for 901 ft² is around the 50th percentile of the 1,794 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,660 per square foot, over 1,794 caveats (12 months).

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

Floor area in ft²

S$1,500,000

middle 60% of caveats: S$1,290,000 to S$1,700,000 for that size · 1,794 caveats, 12 months

Private sales by project in North-East 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-East Region, last 12 months
	Tenure				New sale S$/ft²
Goldenhill Park CondominiumMei Hwan Drive	Freehold	10	$3,350,000	$2,370	no launch
Forest WoodsLorong Lew Lian	99 yrs lease commencing from 2016	23	$2,000,000	$2,110	no launch
The PanoramaAng Mo Kio Avenue 2	99 yrs lease commencing from 2013	35	$2,065,000	$2,090	no launch
The CalroseYio Chu Kang Road	Freehold	13	$2,760,000	$2,060	no launch
Centro ResidencesAng Mo Kio Avenue 8	99 yrs lease commencing from 2007	25	$2,055,000	$2,020	no launch
Kovan RegencyKovan Rise	99 yrs lease commencing from 2012	15	$1,768,000	$2,010	no launch
Botanique At BartleyUpper Paya Lebar Road	99 yrs lease commencing from 2014	51	$1,365,000	$2,000	no launch
The ScalaSerangoon Avenue 3	99 yrs lease commencing from 2010	17	$1,800,000	$1,990	no launch
Hundred Palms ResidencesYio Chu Kang Road	99 yrs lease commencing from 2016	47	$1,920,000	$1,940	no launch
Stars Of KovanUpper Serangoon Road	99 yrs lease commencing from 2015	21	$1,448,000	$1,940	no launch
The TembusuTampines Road	Freehold	14	$1,489,000	$1,940	no launch
The Florence ResidencesHougang Avenue 2	99 yrs lease commencing from 2018	92	$1,282,944	$1,900	no launch
The Garden ResidencesSerangoon North View	99 yrs lease commencing from 2017	44	$1,411,000	$1,890	no launch
Kovan ResidencesKovan Road	99 yrs lease commencing from 2007	14	$2,540,000	$1,870	no launch
Bartley ResidencesLorong How Sun	99 yrs lease commencing from 2011	30	$1,752,500	$1,850	no launch
Affinity At SerangoonSerangoon North Avenue 1	99 yrs lease commencing from 2018	87	$1,410,000	$1,840	no launch
Jewel @ BuangkokCompassvale Bow	99 yrs lease commencing from 2012	40	$1,616,500	$1,840	no launch
Kovan MelodyKovan Road	99 yrs lease commencing from 2004	23	$2,280,000	$1,810	no launch
La FiestaSengkang Square	99 yrs lease commencing from 2012	27	$1,560,000	$1,780	no launch
Riverfront ResidencesHougang Avenue 7	99 yrs lease commencing from 2018	112	$1,260,000	$1,750	no launch
Casa CambioLim Tua Tow Road	Freehold	10	$859,000	$1,740	no launch
Meadows @ PeirceUpper Thomson Road	Freehold	16	$2,329,000	$1,730	no launch
Parc CentrosPunggol Central	99 yrs lease commencing from 2012	26	$1,733,888	$1,730	no launch
The LuxurieCompassvale Road	99 yrs lease commencing from 2011	25	$1,780,000	$1,720	no launch
Esparina ResidencesCompassvale Bow	99 yrs lease commencing from 2010	35	$1,780,000	$1,710	no launch
WatertownPunggol Central	99 yrs lease commencing from 2011	40	$980,000	$1,680	no launch
High Park ResidencesFernvale Road	99 yrs lease commencing from 2014	62	$1,164,000	$1,660	no launch
Parc BotanniaFernvale Street	99 yrs lease commencing from 2016	39	$1,150,000	$1,650	no launch
SungladeSerangoon Avenue 2	99 yrs lease commencing from 2000	14	$1,890,000	$1,650	no launch
A Treasure TrovePunggol Walk	99 yrs lease commencing from 2011	49	$1,760,000	$1,640	no launch
Rivercove ResidencesAnchorvale Lane	99 yrs lease commencing from 2016	124	$1,600,444	$1,630	no launch
Rivertrees ResidencesFernvale Close	99 yrs lease commencing from 2013	19	$1,163,888	$1,620	no launch
The SpringbloomSerangoon Avenue 3	99 yrs lease commencing from 1995	10	$2,240,000	$1,610	no launch
The ValesAnchorvale Crescent	99 yrs lease commencing from 2014	40	$1,440,000	$1,610	no launch
Parc VeraHougang Street 32	99 yrs lease commencing from 2010	13	$1,380,000	$1,580	no launch
Chuan ParkLorong Chuan	99 yrs lease commencing from 2024	112	n/a	launches only	$2,680n = 112
LentoriaLentor Hills Road	99 yrs lease commencing from 2022	28	n/a	launches only	$2,420n = 28
Lentor Gardens ResidencesLentor Gardens	99 yrs lease commencing from 2025	282	n/a	launches only	$2,360n = 282
Hillock GreenLentor Central	99 yrs lease commencing from 2022	21	n/a	launches only	$2,110n = 21
Jansen HouseJansen Road	999 yrs lease commencing from 1876	10	n/a	launches only	$2,030n = 10

Public (HDB) rents in North-East Region

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

Gross yield, 4-room

6.1%

on 86 years of lease remaining

Median rent, 4-room

$3,300/mo

from 3,333 approved rentals (12 months)

Median resale price, 4-room

$650,000

from 2,758 resales (12 months)

Rent by flat type

Approved HDB rentals in North-East 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	7.2%
3-room	$2,800/mo	7.2%
4-room	$3,300/mo	6.1%
5-room	$3,300/mo	5.2%
Executive	$3,600/mo	4.7%

Private rents in North-East Region

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

Gross yield, 80–90 m²

3.1%

the band this area's median private home falls in, from 849 lettings and 229 resales

Median rent, 80–90 m²

$3,900/mo

from 849 lease contracts (12 months)

Median resale price, 80–90 m²

$1,520,000

from 229 resale caveats (12 months)

URA’s own median rent per ft² here is $4.73 for 2026 Q2, from 64 projects.

Rent by unit size

Lease contracts lodged with URA in North-East 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
30–40 m²	$2,600/mo	too few resales
40–50 m²	$2,850/mo	4.1%
50–60 m²	$3,100/mo	3.8%
60–70 m²	$3,500/mo	3.4%
70–80 m²	$3,600/mo	3.3%
80–90 m²	$3,900/mo	3.1%
90–100 m²	$4,200/mo	3.0%
100–110 m²	$4,400/mo	2.9%
110–120 m²	$4,600/mo	2.8%
120–130 m²	$5,000/mo	2.6%
130–140 m²	$5,000/mo	2.6%
140–150 m²	$5,300/mo	too few resales
150–160 m²	$5,300/mo	2.5%
160–170 m²	$5,000/mo	too few resales
170–180 m²	$5,800/mo	too few resales
180–190 m²	$5,500/mo	too few lettings and too few resales
190–200 m²	$5,900/mo	too few lettings and too few resales
200–210 m²	$5,500/mo	too few lettings and too few resales
210–220 m²	$7,300/mo	too few lettings and too few resales
220–230 m²	$6,150/mo	too few lettings and too few resales
230–240 m²	$6,500/mo	too few lettings and too few resales
240–250 m²	$6,050/mo	too few lettings and too few resales
260–270 m²	$7,750/mo	too few lettings and too few resales
270–280 m²	$10,500/mo	too few lettings and too few resales

8,300 of 8,327 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-East Region over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$2,850/mo	n = 2,149
2 bedrooms	$3,500/mo	n = 3,160
3 bedrooms	$4,500/mo	n = 2,208
4 bedrooms	$5,800/mo	n = 324

7,841 of 8,327 contracts are in the rows above. 472 carry no bedroom count and 14 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-East Region", dataset 2026-08, https://indexprop.com/sg/property-prices/region/north-east. 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-east">Property prices in North-East 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.

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Private property prices per square foot in North-East Region

Median price per ft²The middle resale price per square foot of 5,873 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-East RegionEvery resale in North-East 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-East 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-East Region

Median price per ft²

Median price

How private prices are spread in North-East RegionEvery private resale caveat in North-East 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-East 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-East Region

Public (HDB) rents in North-East 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-East 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-East 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-East Region

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in North-East Region

Private rents in North-East Region

Rent by unit size

Rent by bedrooms

Nearby areas