HDB Resale Prices in the East: Tampines, Bedok, Pasir Ris

If you are buying or selling an HDB flat in the East, the first question is simple: what are flats actually going for? This page answers it with the official numbers. We take HDB’s own resale transaction records, published on data.gov.sg, and work out the median price for each flat type in Tampines, Bedok and Pasir Ris over the most recent 12 complete months (October 2025 to September 2026). Every figure below comes from that dataset; the method is at the bottom.

Which towns are in the East

The Urban Redevelopment Authority’s statutory Master Plan divides Singapore into five planning regions: Central, North, North-East, East and West. Tampines, Bedok and Pasir Ris all sit within the East. We group HDB’s resale “town” labels by that regional framework so you can compare neighbours side by side rather than scrolling a national table.

These three are among the East’s biggest residential towns, but they are very different flats underneath the labels — Tampines and Pasir Ris have large stocks of newer 4- and 5-room flats, while Bedok has many older, smaller flats. That mix is the key to reading the medians correctly.

Median resale prices by town and flat type

Each figure is the median resale price — the middle of all transactions, so half sold for more and half for less — over the 12 months to September 2026, with the number of sales behind it. We do not show a median where fewer than 20 flats of that type sold, because a handful of sales is not representative (the same rule HDB applies to its own statistics).

Tampines

Flat type	Median resale price	Sales (12 months)
3-room	S$490,000	369
4-room	S$665,000	902
5-room	S$810,000	553
Executive	S$980,000	167
2-room	too few to report	11

Bedok

Flat type	Median resale price	Sales (12 months)
2-room	S$325,000	22
3-room	S$417,944	498
4-room	S$594,000	510
5-room	S$795,000	211
Executive	S$1,010,000	60

Pasir Ris

Flat type	Median resale price	Sales (12 months)
4-room	S$635,000	311
5-room	S$732,000	231
Executive	S$925,888	193
2- and 3-room	too few to report	10 / 21

What the numbers say

Across the East, the familiar ladder holds: bigger flats cost more, and the gap between flat types is wide. For a 4-room flat — the most common type and the fairest comparison — Bedok is the cheapest of the three at a S$594,000 median, Pasir Ris sits in the middle at S$635,000, and Tampines is dearest at S$665,000. Yet Bedok flips to the most expensive town for executive flats (a median of S$1,010,000), because the executives that sell there tend to be large and well located.

Bar chart of median 4-room HDB resale prices: Bedok S$594,000, Pasir Ris S$635,000, Tampines S$665,000

Median 4-room resale price, Oct 2025 to Sep 2026.

Seven-figure deals are no longer rare in the East. Bedok’s 5-room sales ran as high as S$1,458,888 over the year, and Tampines executive flats reached S$1,240,000. These are the top of the range, not the typical flat — which is exactly why the median, not the maximum, is the number to anchor on.

Why a median moves

A rising town median does not always mean flats got more expensive. Because the median is just the middle of whatever sold, it moves when the mix changes — if more large, high-floor or newer flats change hands one year, the median rises even if no individual flat gained value. HDB warns that its resale prices “should be taken as indicative only” because they depend on many factors. For the true underlying trend, HDB publishes a separate Resale Price Index that adjusts for the mix; our figures are transaction medians, best read as “what sold, for how much”.

Why prices differ across the East

Three things drive most of the gap between these towns:

Flat age and remaining lease. Bedok has many flats from the 1970s and 1980s, so its cheaper 3- and 4-room medians partly reflect shorter leases, not just location.
Flat size and model. Pasir Ris skews towards larger, newer 4- and 5-room and executive flats, lifting its medians even though it is further out.
Location premium. Tampines is a regional centre with its own MRT interchange, malls and jobs, which supports demand and price across every flat type.

If you are weighing an older cheaper flat against a newer dearer one, read our guide to HDB lease decay and your flat’s value before you decide — the sticker price is only half the story.

Lease left behind the price

Two 4-room flats at the same price can be very different assets once you look at the lease. In our data the median remaining lease of a Tampines 4-room resale was about 69.2 years, against roughly 59.5 years in Bedok — a decade’s difference hiding behind similar-looking towns.

Card showing median remaining lease of East 4-room flats: Bedok ~60 years, Pasir Ris ~68, Tampines ~69

Median remaining lease behind 4-room resale sales.

That gap matters for financing, not just resale value later. The CPF Board states that “if the remaining lease of the flat can last the youngest owner until age 95, the amount of CPF savings you can use is capped at the lower of the purchase price and the valuation price.” Where the lease falls short of covering the youngest buyer to 95, CPF use is pro-rated — so a younger buyer eyeing an older Bedok flat may be able to use less CPF and must top up more cash.

How this compares with HDB’s official figures

HDB publishes its own median resale price for each town and flat type, one quarter at a time. For the third quarter of 2026 (July–September) HDB’s figures were S$670,000 for a Tampines 4-room, S$608,500 for a Bedok 4-room and S$629,000 for a Pasir Ris 4-room — close to our 12-month medians of S$665,000, S$594,000 and S$635,000. They will never match exactly: HDB covers a single quarter, rounds to the nearest hundred dollars, and includes cash-over-valuation. Our window is a rolling 12 months, which smooths out quarterly noise. Use HDB’s quarterly table for the latest snapshot and ours for the steadier trend.

Where the numbers come from

Every price on this page is computed from HDB’s dataset “Resale flat prices based on registration date from Jan-2017 onwards” on data.gov.sg, which is “updated daily” and ran to October 2026 when we pulled it. We queried the official datastore API, kept the 12 complete months to September 2026, and took the median of resale_price per town and flat type. The dataset excludes “resale transactions that may not reflect the full market price such as resale between relatives and resale of part shares”, so these are arm’s-length deals. We publish aggregates only, never individual records.

How to use these figures

Buyers: use the median for your flat type as a reality check on asking prices, then adjust for lease, floor and condition. Budget the full purchase with our total cost of buying an HDB flat guide.
Sellers: price against the median and recent sales of similar flats, not the one record deal in your block. Our how to price your resale flat guide walks through it.
Comparing regions: the North’s towns sell for noticeably less — see HDB resale prices in the North for Woodlands, Yishun and Sembawang.

Frequently asked questions

Why are some flat types missing from a town? Where fewer than 20 flats of a type sold in the 12 months — such as 2- and 3-room flats in Pasir Ris — we leave the median out, because too few sales do not give a reliable figure.

Do these prices include cash over valuation (COV)? The transaction prices are the actual agreed resale prices, which can sit above or below valuation. HDB’s own quarterly medians are explicitly inclusive of COV where the price is above valuation.

How often is this updated? The underlying HDB dataset is refreshed daily on data.gov.sg. Our medians here reflect the 12 months to September 2026; we recompute them as new months close.

Is a higher median a bad sign for buyers? Not necessarily — a higher median can simply mean larger or newer flats sold that period. Look at the sales count and the remaining lease alongside the price.

General information from official data, not property or financial advice. Confirm current prices on data.gov.sg and your CPF and loan limits with the official calculators.