The trend of rising HDB rental prices has not abated since the start of the pandemic. The resumption of travelling and relaxation of border controls have also allowed foreigners (including students and workers) to enter Singapore freely, contributing to the pool of potential tenants vying for a place to stay in the rental market.
Whether you are a prospective tenant or landlord, Here’s a look at where are the most affordable and expensive estates in Singapore to rent an HDB flat.
Read Also: Complete Cost Guide To Renting An HDB Flat In Singapore
HDB Rental Prices
| Town | 3-Room | 4-Room | 5-Room | Executive |
| Ang Mo Kio | $2,000 | $2,400 | $2,650 | * |
| Bedok | $2,000 | $2,400 | $2,600 | * |
| Bishan | $2,200 | $2,600 | $2,800 | * |
| Bukit Batok | $1,900 | $2,400 | $2,450 | * |
| Bukit Merah | $2,200 | $2,900 | $3,000 | – |
| Bukit Panjang | $1,700 | $2,300 | $2,500 | * |
| Bukit Timah | * | * | * | * |
| Central | $2,350 | $3,050 | * | – |
| Choa Chu Kang | $2,050 | $2,200 | $2,450 | $2,650 |
| Clementi | $2,200 | $2,700 | $2,870 | – |
| Geylang | $1,950 | $2,400 | $2,700 | * |
| Hougang | $1,900 | $2,200 | $2,500 | $2,630 |
| Jurong East | $2,000 | $2,350 | $2,750 | * |
| Jurong West | $1,930 | $2,400 | $2,500 | $2,700 |
| Kallang/ Whampoa | $2,130 | $2,700 | $2,950 | * |
| Marine Parade | $2,200 | $2,430 | * | – |
| Pasir Ris | * | $2,300 | $2,400 | $2,780 |
| Punggol | $2,330 | $2,500 | $2,300 | * |
| Queenstown | $2,300 | $2,900 | $3,200 | * |
| Sembawang | * | $2,200 | $2,400 | $2,250 |
| Sengkang | * | $2,300 | $2,400 | $2,500 |
| Serangoon | $2,100 | $2,500 | $2,700 | * |
| Tampines | $2,150 | $2,350 | $2,500 | $2,700 |
| Toa Payoh | $2,000 | $2,600 | $2,850 | * |
| Woodlands | $2,000 | $2,300 | $2,400 | $2,500 |
| Yishun | $1,950 | $2,250 | $2,400 | $2,400 |
| Average | $2,070 | $2,465 | $2,620 | $2,568 |
Median HDB Rent based on HDB rental approvals in 2Q2022. Source: HDB. “-” indicates there were no transactions recorded in the quarter, while “*” indicates there were less than 20 transactions recorded in the quarter.
Note: this guide is based on the median HDB rent prices for the 2nd quarter of 2022 which we can expect to form the basis of prices for the remainder of 2022. These rent prices are for the entire HDB flat. Individual room rents will differ from entire flat rates. 1-room and 2-room HDB flats are excluded due to the lack of transaction data from HDB.
Read Also: What Landlords Need To Know Before Renting Out Their HDB Flat or Bedroom In Singapore
Most Affordable (Aka Cheapest) Estates To Rent An HDB Flat
While HDB rental prices have been increasing, there are differences across the various estates which could mean slightly lower prices for prospective tenants who are willing to move to these estates.
The average median rents in 2Q2022 are $2,070 for 3-room flats, $2,465 for 4-room, $2,620 for 5-room and $2,568 for executive flats. This is a 8.2%, 8%, 8.4% and 8.3% increase from 4Q2021.
Cheapest Estates For 3-Room Flat Rentals
| Town | Median Rent |
| Bukit Panjang | $1,700 |
| Bukit Batok | $1,900 |
| Hougang | $1,900 |
The cheapest estates to rent a flat are surprisingly not at the ends of the island. While not prime locations, Bukit Panjang, Bukit Batok and Hougang are relatively established estates with amenities and served by existing MRT lines.
Bukit Panjang continues to be the cheapest estate at $1,700, though median rents have risen by 6%. Meanwhile, Bukit Batok and Hougang continue in second place at $1,900 with a 6% increase.
Compared to the average rent of $2,070, renting in these estates will save you 18% to 9%
Note: Bukit Timah, Sembawang, Sengkang and Pasir Ris rent prices were excluded due to lack of transaction records.
Cheapest Estates For 4-Room Flat Rentals
| Town | Median Rent |
| Choa Chu Kang | $2,200 |
| Hougang | $2,200 |
| Sembawang | $2,200 |
The 3 cheapest estates for 4-room flats rentals are Choa Chu Kang, Hougang and Sembawang at $2,200. This is a jump of 10% from 4Q2021.
Even with the increase, renting in these estates will save you 11% compared to the average rent at $2,465 for 4-room flats.
Note: Bukit Timah rent prices were excluded due to a lack of transaction records.
Cheapest Estates For 5-Room Flat Rentals
| Town | Median Rent |
| Punggol | $2,300 |
| Pasir Ris | $2,400 |
| Sembawang | $2,400 |
| Sengkang | $2,400 |
| Woodlands | $2,400 |
| Yishun | $2,400 |
Punggol tops the list for cheapest 5-room flat rentals at $2,300, followed by Pasir Ris, Sembawang, Sengkang, Woodlands and Yishun co-sharing the second spot at $2,400. This is a jump of 12% and 14 from 4Q2021’s prices of $2,050 and $2,100.
The rents in these estates are 9% and 13% cheaper than the average rent for 5-room flats.
Note: Central, Marine Parade and Bukit Timah rent prices were excluded due to a lack of transaction records.
Cheapest Estates For Executive Flat Rentals
| Town | Median Rent |
| Sembawang | $2,250 |
| Yishun | $2,400 |
| Sengkang | $2,500 |
| Woodlands | $2,500 |
Executive flat types being less common, have fewer estates with transactional data available. Regardless, the median rents have also increased by 8% on average from 4Q2021.
The cheapest estate to rent these slightly larger flats is Sembawang at $2,250. The next cheapest estates are Yishun at $2,400 and Sengkang and Woodlands at $2,500.
The average rent for executive flats is $2,568, which makes Sengkang and Woodlands close to the average price.
Note: Bukit Merah, Central, Clementi, Marine Parade, Ang Mo Kio, Bedok, Bishan, Bukit Panjang, Bukit Timah, Geylang, Jurong East, Kallang/ Whampoa, Punggol, Queenstown, Serangoon, Toa Payoh rent prices were excluded due to lack of transaction records.
Most Expensive Estates To Rent An HDB Flat
On the opposite end of the spectrum, we have the most expensive flats.
Read Also: 13 Housing Estates That Have HDB Flats More Than $1 Million
Most Expensive Estates For 3-Room Flat Rentals
| Town | Median Rent |
| Central | $2,350 |
| Punggol | $2,330 |
| Queenstown | $2,300 |
The 3 most expensive estates to rent a 3-room flat are Central at $2,350, Punggol at $2,330 and Queenstown at $2,300. While Central and Queenstown are known for their prime locations (and thus command higher prices), the relative scarcity of 3-room flat types in Punggol may also contribute to the higher rents in the estate.
Compared to the average rent of $2,070, these estates command a premium of 13.5%, 12.5% and 11.1% respectively.
Note: Bukit Timah, Sembawang, Sengkang and Pasir Ris rent prices were excluded due to lack of transaction records.
Most Expensive Estates For 4-Room Flat Rentals
| Town | Median Rent |
| Central | $3,050 |
| Bukit Merah | $2,900 |
| Queenstown | $2,900 |
Central and Queenstown, along with Bukit Merah (which lies between them), form the most expensive estates for 4-room flat rentals. Given that these estates have been earmarked for the recent Prime Location Public Housing BTO launches, there may be no contesting their desirability in terms of location.
This bears out in the premium these estates command over the average of $2,465 for 4-room flats: 23.7% and 17.6% respectively.
Note: Bukit Timah rent prices were excluded due to lack of transaction records.
Most Expensive Estates For 5-Room Flat Rentals
| Town | Median Rent |
| Queenstown | $3,200 |
| Bukit Merah | $3,000 |
| Kallang/ Whampoa | $2,950 |
Queenstown, Bukit Merah, Kallang/ Whampoa form the 3 most expensive estates for 5-room flat rentals. These estates are all city fringe locations, sought for their accessibility and established amenities. Unsurprisingly, these estates have also been ranking highly for estates with the $1-million flats
Staying in these estates will cost you 22%, 15% and 13% more than average rentals for a 5-room flat.
Note: Central, Marine Parade and Bukit Timah rent prices were excluded due to lack of transaction records.
Most Expensive Estates For Executive Flat Rentals
| Town | Median Rent |
| Pasir Ris | $2,780 |
| Jurong West | $2,700 |
| Tampines | $2,700 |
When it comes to executive flats, the most expensive estates lie outside of the usual centrally located mature estates. Instead, the honour goes to Pasir Ris, Jurong West and Tampines, located at the opposite ends of Singapore. These estates, while not classified as mature estates, are well-established and act as well-connected regional nodes. This is also likely due to the relative scarcity of executive flats as transaction data isn’t available for many estates.
To stay in these estates, the rent prices are about 8% and 5% more expensive than the average
Note: Bukit Merah, Central, Clementi, Marine Parade, Ang Mo Kio, Bedok, Bishan, Bukit Panjang, Bukit Timah, Geylang, Jurong East, Kallang/ Whampoa, Punggol, Queenstown, Serangoon, Toa Payoh rent prices were excluded due to lack of transaction records.
Location Matters More Than Size
Regardless of flat types, rents in centrally located estates command a much higher rate than outlying estates. In particular, Central and Queenstown are the two estates that command a high premium for their available flat types.
The only exception is for the executive flat type. However, it may be because executive flats are less commonly rented out in centrally located estates, due to their relative scarcity. The other outlier is 3-room flats in Punggol which is otherwise relatively affordable. Again, the relative scarcity of 3-room flats in the estate may be the contributing factor.
Instead, consider the less central but still well-established estates like Hougang and Sembawang which still offer affordable rentals.
Executive flats offer the best value for money as they cost less to rent (sometimes less than a 5-room flat) while offering more space. If you are open to sharing your space or can afford it, renting a larger flat (5-room or Executive) will offer more value (and space).
One interesting observation is that Woodlands which was one of the cheapest estates in 2021 and 2020 is no longer the cheapest. The resumption of border travel along the Causeway has driven up demand in this estate with a corresponding boost in rental prices.
The post HDB Rental Guide For 2H2022: Which Are The Most Affordable (And Most Expensive) HDB Estates In Singapore? appeared first on DollarsAndSense.sg.
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