5-room HDB flats are a popular choice for those seeking ample space, flexibility in layout, and the ability to accommodate multigenerational living. With resale prices often exceeding $1 million, like a 5-room flat in Toa Payoh selling for $1.6M and one in Punggol at $980K, securing an affordable 5-room flat can feel out of reach.
However, there are still affordable 5-room flats in the East that offer great value. In this guide, we’ll highlight some of the cheapest 5-room HDB flats available in the East, with options going for under $700k.
Median prices of 5-room resale HDBs in Eastern estates
Image credit: Roots.sg
According to data from the HDB, here are the median prices of 5-room resale flats in estates located within the Eastern and North-Eastern region of Singapore, as of the first quarter of 2025.
| Eastern | North-Eastern | ||
| Estate | Median Price | Estate | Median Price |
| Bedok | $778,000 | Hougang | $770,000 |
| Pasir Ris | $712,500 | Punggol | $745,400 |
| Tampines | $800,000 | Sengkang | $709,000 |
As you can see, our threshold of $700k is more or less just below the median price of 5-room flats, which we’ve set to ascertain the affordability of listings.
Of course, it must be said that because we’re considering cheap flats, you can’t have your cake and eat it too. There will be trade-offs for its lower-than-market price. However, there are still some great options for families on a tighter budget, and if you’re willing to overlook or put up with these downsides, then there are certainly some good finds on the market.
So, what’s up for sale?
1. 516 Bedok North Avenue 2 – $665,000
Image credit: PropertyGuru
The cheapest listing we found is a spacious 1,280sqft 5-room flat at Blk 516 Bedok North Ave 2, currently listed at a reasonable $665,000. With a remaining lease of approximately 52 years (its TOP was in 1978), this low-floor flat recently had its price reduced.
At $520 psf, its price tag is more or less similar to flats around the Bedok area, including those of smaller floor areas such as 4-room flats.
Image credit: Google Maps
Blk 516 is located at the junction of Bedok North Road and Bedok North Ave 2, situated between the Bedok MRT station and Bedok Reservoir MRT station. While they aren’t quite within walking distance, bus services in the area make it easy to get around.
Being a mature estate, Bedok offers plenty of amenities, such as supermarkets, hawker centres, and small provision shops. For more variety, you can head to Bedok Mall, next to the Bedok MRT station, where you’ll find a hawker centre, public library, restaurants, and more. Fitness enthusiasts will also appreciate that Bedok Sports Complex and Bedok Stadium are just a short walk away.
2. 330 Ubi Avenue 1 – $668,000
Image credit: PropertyGuru
Another affordable 5-room flat in the East that’s available for under $700k is an even larger 1,313sqft flat at Blk 330 Ubi Ave 1, listed for $668,000.
There are quite a few highlights about the unit worth mentioning. According to the agent who listed the unit for sale, the flat is located at the corner of a middle floor and offers unblocked views of the surroundings, without facing other HDB blocks.
Additionally, it is bright and well-ventilated, with no West sun, which is always a plus as it helps reduce cooling costs in the evening. The layout is spacious and squarish, with all bedrooms generously sized and efficiently designed, making furnishing or even renovating the home hassle-free.
Plus, the unit includes a small balcony space, which is an uncommon find for HDB flats. Having TOPed in 1985, this makes it one of the rare units with over 55 years of remaining lease left.
Image credit: Google Maps
While the unit itself is pretty fantastic, its location isn’t as great — at least within the estate. It’s tucked right at the corner of the neighbourhood, with the closest MRT station (Ubi Station) almost a 20-minute walk away, and the nearest bus stop at least a 10-minute walk away.
The block is also situated right at the Jalan Eunos exit from the PIE highway, so noise can be a bit of a concern for residents. However, if you drive, it’s actually quite a good location. Given that the PIE and KPE highways are just a short drive away, travelling to and from other parts of Singapore is quite convenient.
In addition, we’d argue that Ubi wouldn’t rank that high in terms of estates that homebuyers would be keen to live in. This is because Ubi is more commonly associated with being an industrial estate, so while there are amenities like provision shops and food spaces such as hawker centres and coffee shops, they’re not as commonplace as in more traditional residential estates.
Of course, one mitigating factor is that Maha Bodhi Primary School is just around the corner, which can be a plus for families eyeing a spot in that school.
3. 603 Bedok Reservoir Road – $670,000
Image credit: PropertyGuru
Next on our list is a spacious 5-room resale flat in Bedok, located at Blk 603 Bedok Reservoir Road. Priced at $670,000, this 1,292 sqft corner unit offers generous living space, with the added bonus of a large corridor area that the current owners had purchased previously.
Image credit: Google Maps
The block enjoys a quieter spot at the end of a turn-in from Bedok Reservoir Road, meaning while the nearest MRT station (likely Kaki Bukit) is a 12-15 minute walk away, the peaceful surroundings make for a more serene living environment. For those with a car, it’s also easy to access major roads.
Additionally, the block is located near the PIE highway, which offers great connectivity for those who drive. While it’s in close proximity to the highway, a row of trees acts as a natural barrier, helping to reduce noise and dust, creating a more comfortable living space.
It’s conveniently located next to Telok Kurau Primary School, making it an ideal choice for families with young children. Additionally, you’ll find a variety of small provision shops and F&B outlets just a short bus ride away, so your daily needs are easily met without having to travel far.
4. 770 Pasir Ris Street 71 – $688,000
Image credit: PropertyGuru
Moving further East, another 5-room flat available for under $700k is a spacious 1,345 sqft unit located on a low floor at Blk 770 Pasir Ris Street 71, listed for $688,000. The unit was completed in 1995, making it the youngest flat on our list with about 65 years of remaining lease left – quite a rare find, especially since it’s priced below the median price for 5-room flats in Pasir Ris!
From the pictures, it also appears that the unit has been well-renovated and maintained by its current owners, which is always a positive sign.
Image credit: Google Maps
Of course, while the flat offers upsides such as a large floor space (uncommon in today’s modern flats) and a healthy amount of remaining lease, there are some downsides to consider.
This unit is located at the far end of the HDB block cluster off Pasir Ris Street 71, next to the TPE highway, though it’s shielded by the multi-storey car park. While public transport options are a bit further away, with the nearest MRT station (Pasir Ris MRT) being a 15-minute bus ride or about a 30-minute walk, it’s not a major concern for those who drive.
Additionally, the upcoming development of the Tampines North township is set to bring more convenience and amenities to the area. Plus, iconic megastores like IKEA, Courts, and Giant Hypermart are just a short drive away, adding to the overall convenience.
For families, the nearest schools include Meridian Primary School (just down the road from the block) and Park View Primary School.
5. 102 Pasir Ris Street 12 – $629,888
Image credit: PropertyGuru
Staying in Pasir Ris, another similarly-priced 5-room flat listed at $629,888 is a 1,109sqft unit located at Blk 102 Pasir Ris Street 12.
The unit sits on a high floor, and is a corner unit that gets an ample amount of sunlight, unblocked views, and lots of natural breeze. It boasts a squarish layout, a feature that makes it easy to renovate and furnish, which is great for homeowners looking to personalise their space.
Having TOPed in 1988, it still has 62 years of lease left, so it’s considered a relatively young flat, especially in a mature estate. Do note that, due to the Ethnic Integration Policy, this flat is only available for Chinese buyers.
Image credit: Google Maps
In terms of location, the block is situated in close proximity to a Giant, just a short walk away. Pasir Ris MRT station is 1.8km which makes it walkable, but it’s more realistic to take the bus 4 stops. You also have a cluster of preschools in the vicinity which makes it a good choice for young families or couples who are planning to have a child.
6. 114 Simei Street 1 – $688,000
Image credit: PropertyGuru
Moving over to another part of the East, we came across this listing for a very spacious 1,313sqft 5-room flat located at 114 Simei Street 1, advertised for $680,000.
According to the listing, the unit TOPed in 1987, making it about 38 years old, and is situated on a low floor. From the photos, it appears to be a spacious and comfortable home that has been well-maintained over the years.
Image credit: Google Maps
Location-wise, this unit might actually boast the best location out of all the units on our list. The nearest MRT station, Simei MRT, is just a short walk away, making commuting super convenient. If you’re in a rush, catching a bus to the station or other areas is a breeze. Simei MRT is also connected to Eastpoint Mall, which, although small, has all the essential amenities you’ll need.
For families, the location is definitely appealing. Several preschools are nearby, and there are two primary schools (Changkat Primary and Chongzheng Primary) within 1km. Plus, Changi General Hospital is just a short drive away, ensuring any medical needs are easily met.
Cheapest 5-room HDB flats in the East
5-room resale flats don’t come cheap, but if this list proves anything, it’s that finding a 5-room flat in the East for under $700K may require some flexibility in location and age of the property, there are still affordable options available.
With careful consideration of factors like proximity to amenities and transport, you can secure a spacious home in this sought-after region without breaking the bank.
Read our other articles here:
- 7 Cheapest condo room rentals in the East for as little as $700/month
- Ultra-rare HDB block in Bedok has only 2 units
- Tampines HDBs near old library have passageway lifts
Cover image adapted from: PropertyGuru
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