HDB Resale Prices in the North-East Region, 2026

The North-East is Singapore’s most populous region and the heartland of young-family resale demand. Sengkang and Punggol are the big, newer towns built around LRT loops and waterways; Hougang is the older, more central neighbour. This page gives the median resale price for each, by flat type, computed directly from official HDB transaction records on data.gov.sg for the 12 months to October 2026.

North-East resale prices at a glance

For the most-traded 4-room flat, the order runs Punggol (about S$680,000), then Sengkang (about S$640,000), then Hougang (about S$619,000). The gap is not large, and it mostly reflects flat age and size: Punggol and Sengkang sell newer, bigger units in volume, while Hougang’s older stock pulls its 4-room median down. These are the middle prices of flats that actually sold — half above, half below — not a forecast.

Median 4-room resale price by North-East town, our computation from official transactions.

If you are buying here, pair these figures with our guides on the total cost of buying an HDB flat and the step-by-step resale process.

Prices town by town

All figures are our computed medians over the 12 months to October 2026, with recorded sales in brackets. A dash means fewer than 20 sales — not a representative median.

Sengkang — the region’s busiest 4-room market:

Punggol — highest 4-room median of the three, and the highest overall volume:

Hougang — the value pick on 4-room, but the dearest Executive flats:

Which North-East town is cheapest?

On a like-for-like 4-room basis, Hougang is the cheapest of the three (about S$619,000), undercutting Sengkang by roughly S$20,000 and Punggol by about S$60,000. The ranking flips for the biggest flats: Hougang’s Executive median (about S$966,000) is the highest here, because sizeable older Executive units rarely come up and command a premium when they do. Punggol and Sengkang, by contrast, win on 3-room and 4-room value-for-newness, which is exactly why young buyers cluster there.

Where each North-East town sits, by flat type. Source: data.gov.sg HDB resale dataset.

Why the North-East sells so many flats

Sengkang and Punggol reached their minimum occupation periods in waves, releasing large cohorts of newer flats onto the resale market at once. That depth of supply is why the two towns dominate regional volume and why, nationally, Punggol and Sengkang posted the joint-highest 3-room medians in 3Q2026. For buyers it means choice; for sellers it means real competition on price. If you are choosing between resale and a new flat, our BTO versus resale guide lays out the trade-offs, and the minimum occupation period rules explain when these flats become sellable.

Why prices differ across the North-East

A newer town costing more than an older one is not a location premium so much as a flat-quality one: more remaining lease, larger floor areas and newer fittings. Because lease decay steadily erodes value, Hougang’s older flats sit lower on the median even where the neighbourhood is more central. The exception is scarce large formats — Hougang’s Executive flats — where limited supply beats the age discount.

A note on valuation and COV

HDB’s published town medians include Cash-Over-Valuation — the cash a buyer pays above valuation when the agreed price is higher. There is no official valuation before an Option to Purchase is granted, so transacted medians like these, not a pre-sale valuation, are the anchor for pricing. Sellers can build a defensible number from the same data; our guide on pricing a resale flat shows how.

How we calculated these numbers

We downloaded every resale transaction for each town for the 12 months to October 2026 from HDB’s official resale dataset on data.gov.sg, then took the true median of the resale price per flat type, suppressing any type with fewer than 20 sales. As a cross-check, our figures track HDB’s own 3Q2026 single-quarter medians closely — HDB puts Sengkang’s 4-room at S$635,000 and Punggol’s at S$680,000, within a whisker of ours — which validates the method despite the different periods. The market backdrop is flat: HDB’s Resale Price Index was 202.5 in 3Q2026, down 0.1% on the quarter.

Are prices rising or falling?

Resale prices are broadly flat across Singapore in 2026, with the national index slipping for three quarters in a row. North-East medians have mostly held year on year; where one moves, it is usually the mix of flats sold rather than a genuine value swing. We do not forecast prices — only report what has transacted, over a stated window.

What could move North-East prices

Connectivity is the main structural story. The Cross Island Line Phase 1 adds a station at Hougang (alongside Defu, Serangoon North and Pasir Ris), improving access across the region. The Punggol Extension, due in 2032, will link Punggol and Sengkang directly to eastern areas such as Pasir Ris and Tampines North. Sengkang Town Centre is also set to gain an integrated community hub connected to Sengkang MRT. Better transport near a flat tends to support its value over time.

For the western side of the island, see our companion page on West region resale prices. Whatever you buy, check your borrowing limits first with our explainer on TDSR and MSR.

Frequently asked questions

Which North-East town is cheapest for a 4-room flat? Hougang, with a median of roughly S$619,000 over the 12 months to October 2026, below Sengkang (about S$640,000) and Punggol (about S$680,000).

Why is Punggol’s Executive figure flagged as indicative? Only 22 Executive flats sold there in the period — just above our 20-sale threshold — so the median is based on a small sample and can swing easily.

Do these prices include COV or renovation? They are transacted prices, so they include any cash paid above valuation. They do not isolate renovation value.

How current are the figures? They cover resale cases registered from November 2025 to October 2026, the latest month available when we computed them on 2 November 2026.

Where can I check one specific block’s price? Use HDB Map Services, linked from the HDB resale statistics page, for past transacted prices (up to two years) by block and street.