While mature estates and city-fringe locations often command premium prices, there are still several HDB towns where buyers can find relatively affordable homes.
Despite their lower prices, many of these towns are well-established residential estates with access to transport links, shopping malls, schools, and everyday amenities.
Here are the 10 towns that rank among Singapore’s most affordable places to buy an HDB flat in 2026.
1. Jurong West
Image credit: Brhb25 (CC BY-SA 4.0)
Median price for 5-room flat: $620,000
Median PSF for 5-room flat: $506/sqft
Range of flat prices: From $310,000 to $850,000
Jurong West takes the top spot as the most affordable HDB town in 2026, offering some of the lowest resale prices among major estates. It’s also one of the few towns on this list where you’re not trading convenience for a cheaper price tag.
At the time of writing, a few 5-room flats along Jurong West Street 81 are listed below the $620,000 median for homes, with approximately 62 to 65 years left on the lease.
Image credit: PropertyGuru
In terms of connectivity and accessibility, getting around from Jurong West is pretty easy. The CBD is about 35-45 minutes away by MRT, and those who frequent JB for regular weekend getaways will also appreciate that the Tuas Second Link checkpoint is roughly a 10- to 15-minute drive away.
The only downside here is that Changi Airport is about 1.5 hours away by public transport, and around 30-40 minutes by car, depending on traffic.
Image credit: Land Transport Guru
When the Jurong Region Line (JRL) finally opens in mid-2028, it will benefit residents of Jurong West, with 3 interchange connections at Boon Lay, Choa Chu Kang, and Jurong East.
Jurong West has Jurong Point as its anchor mall, and the broader Jurong East mall cluster, including JEM, Westgate, and IMM, is just 1 to 2 MRT stops away, making it easily accessible for a bigger retail or dining fix without a lengthy commute.
In terms of schools, Jurong West has a cluster of primary schools within a 2km radius, such as Lakeside Primary School, Boon Lay Garden Primary School, and Jurong West Primary School. Living here also puts you in close proximity to NTU and Millennia Institute.
Beyond schools and shopping options, residents are also served by nearby healthcare facilities, including Ng Teng Fong General Hospital and Jurong Community Hospital.
2. Woodlands
Image credit: HDB
Median price for 5-room flat: $670,000
Median PSF for 5-room flat: $515/sqft
Range of flat prices: From $325,000 to $1,080,000
Woodlands has long been one of Singapore’s most affordable HDB towns, but today’s buyers are getting far more than just a lower entry price into the housing market.
In fact, Woodgrove Acres, the Woodlands project in the recently concluded June 2026 BTO exercise, saw among the highest application rates across all flat types.
A quick search would show a number of 5-room flats listed below the town’s $670,000 median price, with over 80 years still left on the lease.
Image credit: PropertyGuru
With the Thomson-East Coast Line (TEL), residents have direct train access to Orchard Road, Stevens, Marina Bay and even the East Coast area without needing multiple transfers.
Woodlands North MRT Station will also eventually serve as Singapore’s terminus for the Johor Bahru-Singapore Rapid Transit System (RTS Link). Once operational, this will make Woodlands extremely convenient for residents who regularly travel to Johor Bahru.
All this, on top of Woodlands Checkpoint being quite literally at your doorstep.
Image credit: LTA
In terms of daily necessities, residents are well served by neighbourhood retail options such as Vista Point and Woodlands Mart, while Causeway Point remains the area’s main shopping destination.
The town is also known for its food scene, with plenty of hawker centres, coffee shops and local eateries spread throughout the estate.
This is alongside several recreational spaces, including Woodlands Waterfront Park, Admiralty Park and Woodlands Stadium.
In terms of schools, Woodlands has a healthy mix of primary and secondary schools, alongside nearby institutions such as Republic Polytechnic and the newly opened Woodlands Hospital, which has further strengthened healthcare accessibility in the area.
3. Choa Chu Kang
Image credit: Lot One Shoppers’ Mall
Median price for 5-room flat: $660,000
Median PSF for 5-room flat: $525/sqft
Range of flat prices: From $330,000 to $870,000
Choa Chu Kang remains one of the strongest options for families who prioritise space and affordability. Compared to many newer estates, buyers can still find relatively large 5-room flats here without crossing the $700,000 mark.
Image credit: PropertyGuru
While Choa Chu Kang is not as centrally located as some mature estates, connectivity is set to improve significantly with the upcoming JRL.
Once completed, residents will enjoy easier access to employment nodes across western Singapore, including Jurong Lake District, Jurong Innovation District and NTU.
Image credit: LTA
The town is also highly self-sufficient, with Lot One serving as the main retail hub connected to Choa Chu Kang MRT Station, while Yew Tee Point and neighbourhood centres provide residents with convenient access to supermarkets, dining and everyday services.
Families would also appreciate the concentration of schools, such as South View Primary School, Chua Chu Kang Primary School and Kranji Primary School, as well as nearby recreational facilities like Choa Chu Kang Park and Warren Golf & Country Club.
4. Sembawang
Image credit: 99.co
Median price for 5-room flat: $580,000
Median PSF for 5-room flat: $490/sqft
Range of flat prices: From $360,000 to $815,000
Without a major expressway running through the town, Sembawang still offers some of the cheapest large flats in Singapore. If affordability and space are your priorities, this estate is difficult to ignore.
While it remains relatively under the radar today, planned developments across Singapore’s North Region could enhance its appeal in the years ahead. As new housing, transport links and the rejuvenation of the former shipyard area take shape, today’s relatively affordable flats may not remain a hidden gem for long.
Currently, 5-room flats in Sembawang are listed from around $540,000, with many still retaining more than 60 years on their lease.
Image credit: PropertyGuru
Compared to many denser estates, Sembawang offers a quieter, more laid-back environment, which has helped attract families seeking a slower pace of life.
The town enjoys North-South Line connectivity while remaining close enough to Woodlands and Johor Bahru, making it a convenient base for regular cross-border trips.
The opening of Canberra MRT Station and the Bukit Canberra Sports & Community Integrated hub have also improved convenience for residents in recent years.
Image credit: NParks SG
Lifestyle amenities here include Sembawang Park, Canberra Park, and various waterfront recreational spaces, offering a different living experience compared to Singapore’s more urbanised estates.
For families, Sembawang is home to schools such as Canberra Primary School, Wellington Primary School and Endeavour Primary School, many of which are located within established residential precincts.
5. Pasir Ris
Image credit: HDB
Median price for 5-room flat: $738,000
Median PSF for 5-room flat: $553/sqft
Range of flat prices: From $440,000 to $1,088,000
Pasir Ris offers a combination of coastal living, airport convenience and family-friendly amenities. It is a prime estate option for those who value lifestyle as much as affordability, with coastal parks, airport accessibility and future transport improvements.
5-room flats in Pasir Ris are currently listed from around $650,000 for homes with approximately 60 to 70 years remaining on the lease.
Image credit: PropertyGuru
One of the town’s biggest draws is its proximity to Changi Airport. For aviation professionals and frequent travellers, the airport is a mere 15- to 20-minute drive away.
The town also enjoys direct access to Pasir Ris Park, Downtown East, and the coastline, providing a stronger connection to outdoor and waterfront spaces than many inland estates.
Image credit: LTA
Connectivity is expected to improve further with the Cross Island Line (CRL), which is scheduled to open in 2030, providing additional access to the rest of Singapore and reducing reliance on the East-West Line.
For families, the town offers proximity to schools such as Meridian Primary School and Pasir Ris Primary School, as well as family-friendly attractions including Pasir Ris Park, Wild Wild Wet, and Downtown East.
6. Ang Mo Kio
Image credit: HDB
Median price for 5-room flat: $955,000
Median PSF for 5-room flat: $643/sqft
Range of flat prices: From $345,888 to $1,280,000
Ang Mo Kio remains one of Singapore’s most sought-after mature estates, thanks to its central location and extensive amenities.
For households that prioritise location over maximising floor area, this estate remains one of the more attainable entry points into a centrally located, mature estate compared with neighbouring areas such as Bishan and Toa Payoh.
At the time of writing, 5-room flats in Ang Mo Kio are listed from around $520,000, with about 50 years left on the lease, offering a relatively affordable entry point into one of Singapore’s most centrally located mature estates.
Image credit: PropertyGuru
Residents enjoy direct access to the North-South Line, with future Cross Island Line connectivity and are relatively close to Orchard and the CBD.
AMK Hub remains one of Singapore’s most established suburban malls, while the town itself offers a mature ecosystem of hawker centres, neighbourhood shops, schools and healthcare facilities.
Image credit: AMK Hub
Families may also appreciate the wide selection of schools throughout the estate, such as CHIJ St Nicholas Girls’ School and Anderson Primary School, as well as the proximity to educational hubs in neighbouring Bishan and Serangoon.
Few estates on this list can match Ang Mo Kio’s centrality. For buyers willing to accept an older flat, it remains one of the strongest location plays in Singapore’s resale market.
7. Bukit Panjang
Image credit: HDB
Median price for 5-room flat: $700,000
Median PSF for 5-room flat: $576/sqft
Range of flat prices: From $400,888 to $1,050,000
You don’t find many affordable HDB towns which offer such direct access to the city like Bukit Panjang, which remains one of the best options for commuters who want affordability without sacrificing convenience.
At the time of writing, the typical 5-room flat in Bukit Panjang is listed from around $720,000, with many units offering over 60 years of remaining lease.
Image credit: PropertyGuru
Unlike many affordable towns that require multiple transfers to reach the city, Bukit Panjang is the first stop on the Downtown Line (DTL), connecting residents directly to Botanic Gardens, Newton, and the CBD.
They were also the first neighbourhood in Singapore to have its own Light Rapid Transit (LRT) loop, which connects them directly to both Bukit Panjang and Choa Chu Kang MRT Stations.
In terms of amenities, they’ve got both Hillion Mall and Bukit Panjang Plaza, plus various smaller heartland malls throughout the estate.
Image credit: LTA
The town is also home to schools such as Zhenghua Primary School and Greenridge Primary School, while nearby attractions, including Dairy Farm Nature Park and the Rail Corridor, provide opportunities for outdoor recreation.
8. Yishun
Image credit: HDB
Median price for 5-room flat: $702,500
Median PSF for 5-room flat: $560/sqft
Range of flat prices: From $355,000 to $1,128,000
Yishun has evolved into one of northern Singapore’s most self-sufficient HDB towns, with a well-established mix of retail, healthcare and recreational amenities concentrated around the town centre.
At the time of writing, 5-room flats in Yishun are listed from around $700,000 for a flat with about 80 years left on the lease, with some older units priced well below the town’s median.
Image credit: PropertyGuru
With Northpoint City and Khoo Teck Puat Hospital nearby, residents can access many day-to-day necessities without having to travel far. This level of convenience, combined with relatively accessible resale prices, continues to make Yishun a popular choice among families and upgraders.
Image credit: RMJM
Complementing these amenities are numerous schools, such as Northland Primary School and Huamin Primary School, as well as recreational spaces, including Yishun Pond Park and Lower Seletar Reservoir.
While it may not have major upcoming infrastructure or transport improvements like other towns on this list, Yishun remains highly popular because it already has a mature ecosystem of amenities.
9. Bukit Batok
Image credit: HDB
Median price for 5-room flat: $800,000
Median PSF for 5-room flat: $644/sqft
Range of flat prices: From $348,000 to $960,000
Compared to more popular towns such as Bishan, Queenstown and Toa Payoh, Bukit Batok continues to offer buyers access to mature-estate amenities at a relatively lower price point.
5-room flats in Bukit Batok are right now listed from around $650,000, allowing buyers to secure a home in a mature estate at a lower price point, with around 50 to 60 years remaining on the lease.
Image credit: PropertyGuru
Despite not being a major regional centre, Bukit Batok benefits from direct access to the North-South Line, allowing residents to travel to Orchard and the CBD without multiple transfers.
The estate has established amenities, including the West Mall, while the Jurong East mall hub is just a short MRT ride away. It’s also home to Bukit Batok Polyclinic, so healthcare is within easy reach.
Image credit: NParks SG
Access to nature is another major attraction for Bukit Batok residents. Bukit Batok Nature Park, Little Guilin, and Bukit Gombak Park provide pockets of green space; the Rail Corridor is also not too far away.
The town is located near several educational institutions, including Millennia Institute, Dulwich College and Singapore Polytechnic.
For households with school-going children, the town also offers a broad mix of schools and community amenities, including Princess Elizabeth Primary School and Keming Primary School.
10. Punggol
Image credit: HDB
Median price for 5-room flat: $803,000
Median PSF for 5-room flat: $658/sqft
Range of flat prices: From $320,000 to $1,088,000
Punggol may not be the cheapest town in this ranking, but it offers some of Singapore’s newest resale flats. Several HDB projects in the town have recently reached, or will soon reach, their Minimum Occupation Period (MOP), increasing the supply of resale flats available to buyers.
Recent resale supply has also been supported by projects such as Waterway Cascadia, Waterway Brooks, Waterway Sunbeam, and Matilda Court entering the resale market, giving buyers a wider selection of relatively young flats with long remaining lease terms.
At the time of writing, 5-room flats in Punggol are listed from around $750,000, with many located in developments that still have close to 90 years of lease remaining.
Image credit: PropertyGuru
For many buyers, that means modern layouts, newer leases and fewer concerns about lease decay compared to older estates.
The town is also undergoing a significant transformation through the development of the Punggol Digital District.
Image credit: EDB Singapore
Once fully operational, the district will bring new jobs, educational institutions and commercial amenities to the area, strengthening Punggol’s long-term appeal.
Residents also enjoy access to the waterfront, Punggol Waterway Park and a growing network of lifestyle destinations.
For families, Punggol is home to a wide range of primary and secondary schools, including Oasis Primary School, Punggol Green Primary School and Waterway Primary School, many of which are located within established residential clusters.
Most affordable HDB neighbourhoods in Singapore
For buyers prioritising maximum value, Jurong West, Choa Chu Kang, and Sembawang continue to offer some of the strongest affordability propositions.
Meanwhile, towns such as Woodlands, Ang Mo Kio, and Punggol provide a balance between price, connectivity, and future development opportunities.
Whether you’re looking for the lowest entry price, better transport links, proximity to schools, or long-term upside, these affordable HDB towns prove that buyers do not always have to pay a premium to secure a well-connected home in Singapore.
For more HDB guides, read:
- The Fresh Start Scheme explained
- What happens to your BTO if you break up
- HDBs that look like condos
Cover image adapted from: HDB, Lot One Shoppers’ Mall
Drop us your email so you won't miss the latest news.
