HDB flats (public housing)

November BTO: 7,964 Flats vs Resale Prices in the Same Towns

HDB's November 2026 BTO exercise offers 7,964 flats in six towns. See what 4-room resale flats cost and rent for in the same estates.

By Propwise3 min read

HDB opened applications for 7,964 BTO flats on 4 November 2026. Next door, a 4-room resale flat in Bedok, the town with the most flats on offer, sold for a median S$600,000 in the 12 months to October 2026. The island median was S$630,000.

HDB’s November 2026 sales exercise has seven projects. Applications close at 11.59pm on 11 November. It is the first exercise under the new income ceilings of S$16,000 for families and S$8,000 for singles.

The seven projects

Toa Payoh Hillside counts 1,176 BTO flats plus 256 Community Care Apartments, which are not BTO.

ProjectTownFlatsType
Bayshore SailsBedok1,637Plus
Bayshore OasisBedok855Plus
Merpati MeadowGeylang438Plus
Sembawang AnchorSembawang1,310Standard
Plantation DewTengah710Standard
Chencharu AcresYishun1,582Standard
Toa Payoh HillsideToa Payoh1,176 (plus 256 care apartments)Prime

Source: HDB, Yahoo News Singapore. Sales exercise of November 2026.

Bedok takes the biggest slice, with 2,492 flats across two projects. Yishun comes next with 1,582. Toa Payoh is the only Prime project, with an 11% subsidy clawback on resale and a 10-year minimum occupation period.

Two-room Flexi flats make up more than one in three of the flats across all seven projects. Prices start at S$131,000 for a two-room Flexi at Plantation Dew in Tengah.

What a resale flat costs next door

A BTO buyer waits years. A resale buyer moves in within months and pays for that speed. Bedok, with the most flats on offer, is the first test.

BedokResalesMedian priceChangeRentalsMedian rentChange
2-room18*S$325,000−1.5%35S$2,300+15.0%
3-room503S$415,000−3.1%1,052S$2,800+1.8%
4-room539S$600,000+2.6%665S$3,400+3.0%
5-room230S$804,000+4.4%287S$3,700+2.8%
Executive73S$1,020,000+2.3%74S$4,200+5.0%
Twelve months to October 2026. Change is against the 12 months before. Medians of HDB resale registrations and renting-out approvals, calculated by Propwise from HDB data on data.gov.sg. Rents are declared by owners and not verified by HDB. * Fewer than 30 cases: the median is indicative only.

Bedok’s 4-room median of S$600,000 rests on 539 deals. Against the 12 months before, the median moved +2.6%. Rent for the same flat ran at S$3,400 a month across 665 approvals.

The other towns on the list give the same read for 4-room flats.

  • Yishun: S$550,000, −3.2% on the previous 12 months, with rent at S$3,100 a month.
  • Sembawang: S$600,000, −4.5% on the previous 12 months, with rent at S$3,100 a month.
  • Toa Payoh: S$1,000,888, +2.1% on the previous 12 months, with rent at S$3,700 a month.
  • Geylang: S$740,000, −6.8% on the previous 12 months, with rent at S$3,650 a month.

Tengah has no town of its own in HDB’s resale records, so there is no resale median to set beside Plantation Dew.

Where the towns rank

The leaderboards rank every town with enough deals on the 4-room median price and rent. Toa Payoh shows how far a central location lifts a price.

Toa Payoh 4-room flats: 2nd for price, 6th for rent, of 25 and 26 ranked towns

4-room resale price

Median price, high to low. Toa Payoh is 2nd of 25.

  1. 1QueenstownS$1,030,000
  2. 2Toa PayohS$1,000,888
  3. 3Bukit MerahS$938,000
  4. 4Kallang/WhampoaS$900,000
  5. 5Central AreaS$870,000
  6. 6ClementiS$801,500
  7. 7BishanS$788,000
  8. 8GeylangS$740,000
  9. 9PunggolS$680,000
  10. 10TampinesS$665,500
  11. 11SerangoonS$653,444
  12. 12SengkangS$640,000
  13. 13Marine ParadeS$637,500
  14. 14Pasir RisS$635,000
  15. 15Bukit BatokS$625,000
  16. 16Ang Mo KioS$620,000
  17. 17HougangS$618,888
  18. 18BedokS$600,000
  19. 19SembawangS$600,000
  20. 20Bukit PanjangS$570,000
  21. 21Choa Chu KangS$551,944
  22. 22YishunS$550,000
  23. 23Jurong EastS$549,444
  24. 24WoodlandsS$548,000
  25. 25Jurong WestS$534,500

Island median: S$630,000

Not ranked (fewer than 30 cases): Bukit Timah.

4-room monthly rent

Median rent, high to low. Toa Payoh is 6th of 26.

  1. 1Central AreaS$4,400
  2. 2QueenstownS$4,200
  3. 3ClementiS$4,000
  4. 4Bukit MerahS$3,950
  5. 5Kallang/WhampoaS$3,800
  6. 6Toa PayohS$3,700
  7. 7Bukit TimahS$3,675
  8. 8BishanS$3,650
  9. 9GeylangS$3,650
  10. 10Jurong EastS$3,500
  11. 11Jurong WestS$3,500
  12. 12Marine ParadeS$3,500
  13. 13TampinesS$3,420
  14. 14Ang Mo KioS$3,400
  15. 15BedokS$3,400
  16. 16SerangoonS$3,400
  17. 17Pasir RisS$3,350
  18. 18Bukit BatokS$3,300
  19. 19PunggolS$3,250
  20. 20HougangS$3,200
  21. 21SengkangS$3,200
  22. 22Choa Chu KangS$3,100
  23. 23SembawangS$3,100
  24. 24WoodlandsS$3,100
  25. 25YishunS$3,100
  26. 26Bukit PanjangS$3,000

Island median: S$3,350

Twelve months to October 2026. Bars start above zero so that gaps show; compare the figures, not the bar lengths. Medians of HDB resale registrations and renting-out approvals, calculated by Propwise from HDB data on data.gov.sg. Rents are declared by owners and not verified by HDB.

Bedok sits well below it.

Bedok 4-room flats: 18th for price, 15th for rent, of 25 and 26 ranked towns

4-room resale price

Median price, high to low. Bedok is 18th of 25.

  1. 1QueenstownS$1,030,000
  2. 2Toa PayohS$1,000,888
  3. 3Bukit MerahS$938,000
  4. 4Kallang/WhampoaS$900,000
  5. 5Central AreaS$870,000
  6. 6ClementiS$801,500
  7. 7BishanS$788,000
  8. 8GeylangS$740,000
  9. 9PunggolS$680,000
  10. 10TampinesS$665,500
  11. 11SerangoonS$653,444
  12. 12SengkangS$640,000
  13. 13Marine ParadeS$637,500
  14. 14Pasir RisS$635,000
  15. 15Bukit BatokS$625,000
  16. 16Ang Mo KioS$620,000
  17. 17HougangS$618,888
  18. 18BedokS$600,000
  19. 19SembawangS$600,000
  20. 20Bukit PanjangS$570,000
  21. 21Choa Chu KangS$551,944
  22. 22YishunS$550,000
  23. 23Jurong EastS$549,444
  24. 24WoodlandsS$548,000
  25. 25Jurong WestS$534,500

Island median: S$630,000

Not ranked (fewer than 30 cases): Bukit Timah.

4-room monthly rent

Median rent, high to low. Bedok is 15th of 26.

  1. 1Central AreaS$4,400
  2. 2QueenstownS$4,200
  3. 3ClementiS$4,000
  4. 4Bukit MerahS$3,950
  5. 5Kallang/WhampoaS$3,800
  6. 6Toa PayohS$3,700
  7. 7Bukit TimahS$3,675
  8. 8BishanS$3,650
  9. 9GeylangS$3,650
  10. 10Jurong EastS$3,500
  11. 11Jurong WestS$3,500
  12. 12Marine ParadeS$3,500
  13. 13TampinesS$3,420
  14. 14Ang Mo KioS$3,400
  15. 15BedokS$3,400
  16. 16SerangoonS$3,400
  17. 17Pasir RisS$3,350
  18. 18Bukit BatokS$3,300
  19. 19PunggolS$3,250
  20. 20HougangS$3,200
  21. 21SengkangS$3,200
  22. 22Choa Chu KangS$3,100
  23. 23SembawangS$3,100
  24. 24WoodlandsS$3,100
  25. 25YishunS$3,100
  26. 26Bukit PanjangS$3,000

Island median: S$3,350

Twelve months to October 2026. Bars start above zero so that gaps show; compare the figures, not the bar lengths. Medians of HDB resale registrations and renting-out approvals, calculated by Propwise from HDB data on data.gov.sg. Rents are declared by owners and not verified by HDB.

How to read BTO against resale

HDB sets BTO prices, and grants reduce them for eligible buyers. The buyer next door sets the resale price. Compare the total cost, the wait and the rules attached to each.

A Prime or Plus flat carries resale conditions that a Standard flat does not. Toa Payoh Hillside has the 10-year minimum occupation period. For the queue, see our guide on choosing a unit once you hold a queue number and our look at the best time to apply for a BTO.

For the central end of the list, Toa Payoh by the numbers shows what the old town’s resale flats fetch. The Bedok median and rent above put a price on a three-year wait.

btohdb resale priceshdb towns

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