HDB towns › Rents
HDB rents by town and flat type, September 2026
What HDB flats rent for, from 37,012 approvals of whole-flat rentals in the 12 months to September 2026: a median of S$3,300 a month for a 4-room flat. Every town, every flat type, the yearly trend and the gross yield against the same town's resale prices.
Rent by flat type, Singapore
Median monthly rent approved by HDB in the 12 months to September 2026, the range that holds the middle half of approvals, and the gross yield against the median resale price of the same flat type over the same period.
| Flat type | Median rent | Middle half | Approvals | Median resale price | Gross yield |
|---|---|---|---|---|---|
| 2-room | S$2,350 | S$2,200 to S$2,500 | 1,116 | S$372,000 | 7.58% |
| 3-room | S$2,850 | S$2,600 to S$3,000 | 12,195 | S$440,000 | 7.77% |
| 4-room | S$3,300 | S$3,000 to S$3,600 | 13,475 | S$630,000 | 6.29% |
| 5-room | S$3,500 | S$3,200 to S$3,900 | 8,359 | S$740,000 | 5.68% |
| Executive | S$3,800 | S$3,400 to S$4,100 | 1,856 | S$915,000 | 4.98% |
How 4-room rents have moved since 2021
Median approved rent for a 4-room flat, Singapore, by year; 2026 is the year to September 2026. Bars start at zero.
| Flat type | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|---|---|
| 3-room | S$1,850 | S$2,200 | S$2,700 | S$2,800 | S$2,800 | S$2,850 |
| 4-room | S$2,200 | S$2,500 | S$3,200 | S$3,300 | S$3,300 | S$3,350 |
| 5-room | S$2,250 | S$2,700 | S$3,450 | S$3,500 | S$3,500 | S$3,500 |
| Executive | S$2,350 | S$2,800 | S$3,500 | S$3,600 | S$3,700 | S$3,800 |
Rents and yields in every town
Median monthly rent by flat type in the 12 months to September 2026, shown where HDB approved ten or more rentals, and the 4-room gross yield against the town's median 4-room resale price. Open a town for its streets, its trend and its latest approvals.
| Town | Region | 3-room | 4-room | 5-room | 4-room yield | Approvals |
|---|---|---|---|---|---|---|
| Ang Mo Kio | North-East | S$2,800 | S$3,400 | S$3,800 | 6.63% | 1,954 |
| Bedok | East | S$2,800 | S$3,380 | S$3,700 | 6.84% | 2,105 |
| Bishan | Central | S$3,000 | S$3,650 | S$4,000 | 5.56% | 756 |
| Bukit Batok | West | S$2,700 | S$3,300 | S$3,600 | 6.29% | 1,553 |
| Bukit Merah | Central | S$3,000 | S$3,900 | S$4,300 | 5.01% | 2,123 |
| Bukit Panjang | West | S$2,600 | S$3,000 | S$3,300 | 6.32% | 904 |
| Bukit Timah | Central | S$3,150 | S$3,700 | S$4,300 | 4.73% | 109 |
| Central Area | Central | S$3,300 | S$4,450 | S$5,100 | 6.14% | 613 |
| Choa Chu Kang | West | S$2,650 | S$3,100 | S$3,250 | 6.70% | 1,269 |
| Clementi | West | S$3,000 | S$4,000 | S$4,200 | 5.84% | 1,332 |
| Geylang | Central | S$2,850 | S$3,600 | S$4,000 | 5.84% | 1,039 |
| Hougang | North-East | S$2,700 | S$3,200 | S$3,450 | 6.20% | 1,720 |
| Jurong East | West | S$2,800 | S$3,500 | S$3,800 | 7.66% | 1,000 |
| Jurong West | West | S$2,700 | S$3,500 | S$3,700 | 7.85% | 2,671 |
| Kallang/Whampoa | Central | S$3,000 | S$3,800 | S$4,000 | 5.04% | 1,396 |
| Marine Parade | Central | S$3,000 | S$3,500 | S$4,200 | 6.51% | 362 |
| Pasir Ris | East | S$2,700 | S$3,325 | S$3,600 | 6.28% | 982 |
| Punggol | North-East | S$2,850 | S$3,250 | S$3,300 | 5.74% | 1,765 |
| Queenstown | Central | S$3,000 | S$4,150 | S$4,400 | 4.84% | 1,583 |
| Sembawang | North | S$2,800 | S$3,100 | S$3,300 | 6.20% | 950 |
| Sengkang | North-East | S$2,870 | S$3,200 | S$3,300 | 6.00% | 2,431 |
| Serangoon | North-East | S$2,800 | S$3,400 | S$3,600 | 6.18% | 824 |
| Tampines | East | S$2,850 | S$3,400 | S$3,700 | 6.14% | 2,377 |
| Toa Payoh | Central | S$2,900 | S$3,700 | S$4,000 | 4.44% | 1,530 |
| Woodlands | North | S$2,500 | S$3,100 | S$3,300 | 6.76% | 1,721 |
| Yishun | North | S$2,700 | S$3,100 | S$3,400 | 6.76% | 1,930 |
Where 4-room yields are highest and lowest
Yield is a year's rent as a share of the price. It runs higher where prices are lower relative to rents, often in towns with older flats and shorter leases, and lower where buyers pay more for a newer flat or a central address. A high yield on medians is a starting point, not a verdict on any one flat.
| Highest | 4-room yield | Lowest | 4-room yield |
|---|---|---|---|
| Jurong West | 7.85% | Toa Payoh | 4.44% |
| Jurong East | 7.66% | Bukit Timah | 4.73% |
| Bedok | 6.84% | Queenstown | 4.84% |
| Woodlands | 6.76% | Bukit Merah | 5.01% |
| Yishun | 6.76% | Kallang/Whampoa | 5.04% |
Worked example: one flat's rent, and what it earns
A town median describes the town; a flat's rent depends on its own block, size and storey. Flatworth estimates Blk 328 Tampines St 32, an Executive flat on level 10, at S$4,100 a month, from 34 restated rentals: 4 in the block over the last 12 months and 30 within 500 metres. The Flatworth Range runs from S$3,850 to S$4,300, with the higher figure only for a flat that tenants will pay more for.
The arithmetic
| A year's rent at the estimate | S$4,100 × 12 = S$49,200 |
|---|---|
| Against the Flatworth Estimate for sale, S$952,000 | S$49,200 ÷ S$952,000 = 5.17% |
| Gross rental yield | 5.17% |
Gross: before vacancy, agent fees, upkeep, tax and loan interest. The Flat Report sets five years of rent against selling now.
Get my rent estimateSee sell or hold in the sample report
Captured from flatworth.com on 19 September 2026 for Blk 328 Tampines St 32, on sales to September 2026 and rentals to August 2026. An illustration on public records; the live figures move as new approvals register. Indications from Flatworth's own analytics on public records, not an HDB or bank valuation; Flatworth is not an HDB-appointed valuer.
What the rules allow
Only Singapore Citizen owners may rent out a whole HDB flat, and only after the five-year MOP; Plus and Prime flats never. Each tenancy is at least six months, and HDB's approval, S$18 per application, comes first. Where any tenant is a non-Malaysian non-citizen, the flat must fit the Non-Citizen Quota of 8% of the neighbourhood and 11% of the block. A 4-room or bigger flat takes up to 8 tenants, returning to 6 for rental periods past 31 December 2028. Owners of 3-room or bigger flats, Citizens or PRs, may instead rent out bedrooms while living there. The full rules, from HDB's own pages: renting out your HDB flat.
Questions people ask
How much is the rent for an HDB flat in Singapore?
In the 12 months to September 2026, the median approved rent was S$2,350 for a 2-room flat, S$2,850 for a 3-room flat, S$3,300 for a 4-room flat, S$3,500 for a 5-room flat, S$3,800 for a Executive flat, across 37,012 approvals of whole flats.
Which HDB town has the highest rent?
For 4-room flats, the highest median rents in the 12 months to September 2026 were in Central Area (S$4,450), Queenstown (S$4,150), Clementi (S$4,000).
What is the rental yield of an HDB flat?
Across Singapore, the median 4-room rent of S$3,300 a month is 6.29% a year of the median 4-room resale price of S$630,000, before costs. By town it ranged from 4.44% to 7.85%.
Have HDB rents gone up?
The median 4-room rent was S$2,200 a month in 2021 and S$3,350 in 2026 so far, from HDB's approvals.
Can I rent out just a room?
Owners of 3-room or bigger flats, Singapore Citizens or PRs, may rent out bedrooms with HDB's approval while they live in the flat: one bedroom in a 3-room flat, two in a 4-room or bigger. HDB's data above covers whole-flat rentals only.
Where do these figures come from?
HDB's approvals for renting out whole flats, published on data.gov.sg, and HDB's registered resale prices for the yields. Medians of approvals, not asking rents. Flatworth updates them nightly as HDB publishes.
How these figures are made
Rents are HDB's approvals for renting out whole flats, published on data.gov.sg and loaded nightly: the rent a landlord and tenant registered with HDB, not an asking rent. A median is the middle approval; the middle half runs from the 25th to the 75th percentile. Gross yield is the median rent times twelve over the median registered resale price for the same flat type in the same town and period; the rented flats and the sold flats are not the same flats, so treat it as a town-level guide. Figures are shown only where there are ten or more approvals. HDB's rental data covers whole flats only, not bedrooms.
About the data
Source: HDB rental approvals, data.gov.sg. Data as of September 2026. Source: HDB resale flat prices, data.gov.sg. Data as of September 2026.
Contains information from HDB rental approvals accessed on 16 September 2026 from data.gov.sg which is made available under the terms of the Singapore Open Data Licence version 1.0. Contains information from HDB resale flat prices accessed on 16 September 2026 from data.gov.sg which is made available under the terms of the Singapore Open Data Licence version 1.0.
Flatworth is independent of HDB, URA and SLA, which do not endorse it. HDB publishes resale prices as indicative, and every figure here is an estimate, not a valuation. How the figures are made. Spotted an error? Tell us and we correct it within 48 hours.