Where To Find The Cheapest 3-Room HDB Flats In 2024 (From $250,000)
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Ryan J
- July 22, 2024
- 5 min read
5 min read
Resale 3-room flats are underrated. We know that, on a psychological level, some home buyers regard them as being “lesser.” Perhaps because over the decades, we established that 4-room flats are the norm, and anything less is questionable. But in reality, resale 3-room flats have a lot more merit than many Singaporeans suspect: for upgraders, they can provide better savings and a higher chance of condo ownership. For pure home buyers, a 3-room flat can compensate for a smaller size with a much stronger location, near top schools or closer to the MRT. The following shows just how affordable some of these units are, even in 2024:
Cheapest 3-room flats to date
| Transacted Date | Town | development name | Address | Storey Range | Size | Lease Commenced | Price |
| 2024-01 | KALLANG/WHAMPOA | Whampoa Gardens | 27 JLN BAHAGIA | 01 TO 03 | 56 | 1970 | $250,000 |
| 2024-02 | KALLANG/WHAMPOA | N/A | 64 KALLANG BAHRU | 10 TO 12 | 65 | 1974 | $250,000 |
| 2024-03 | GEYLANG | Balam Gardens | 21 BALAM RD | 07 TO 09 | 60.3 | 1967 | $270,000 |
| 2024-01 | GEYLANG | MacPherson Garden | 57 CIRCUIT RD | 04 TO 06 | 56 | 1969 | $275,000 |
| 2024-04 | BUKIT MERAH | Rumah Tinggi View | 37 JLN RUMAH TINGGI | 04 TO 06 | 53 | 1969 | $275,000 |
| 2024-04 | JURONG WEST | Boon Lay Vista | 187 BOON LAY AVE | 19 TO 21 | 59 | 1978 | $275,000 |
| 2024-01 | JURONG WEST | N/A | 120 HO CHING RD | 01 TO 03 | 67 | 1972 | $280,000 |
| 2024-02 | JURONG EAST | N/A | 33 TEBAN GDNS RD | 01 TO 03 | 74 | 1977 | $290,000 |
| 2024-03 | HOUGANG | N/A | 1 HOUGANG AVE 3 | 01 TO 03 | 59 | 1975 | $290,000 |
| 2024-05 | WOODLANDS | Marsiling Spring | 2 MARSILING DR | 10 TO 12 | 65 | 1974 | $290,000 |
Some notable blocks from above:
1. Block 27 Jalan Bahagia (Whampoa Gardens)
This block is located within the mature Kallang-Whampoa estate, which makes the $250,000 price tag quite attractive; there are relatively few affordable flats in this high-demand HDB town.
While the MRT station isn’t quite within walking distance, the bus stop has services like 125, which will get you to Boon Keng MRT (NEL) in just a few minutes. The area surrounding Boon Keng MRT has a large number of eateries, as well as Bendemeer Mall – this is an HDB-run mall which has a wide range of day-to-day amenities, from groceries to tailoring. The market and hawker centre are also next to the mall.
As an alternative, services like 139 connect to the Toa Payoh hub from here. This is a major commercial hub that includes Toa Payoh MRT (NSL). The HDB hub here has eateries, retail, banking services, supermarkets, etc. It’s also just three train stops to Orchard from here.
The main issue you’ll contend with here is lease decay. The block was completed in 1970; so if you’re staying for another decade or more, subsequent buyers may have financing issues; and this isn’t a good choice for younger buyers. For older downgraders, however, it’s rare to get such a strong location at this price point.
2. Block 21 Balam Road (Balam Gardens)
This block is in a very old, developed, and largely self-contained area: good for those who don’t like to travel out of their neighbourhood. Tai Seng MRT (CCL) is the nearest walkable MRT station, but you can also take bus 62 for a quicker connection. Another alternative is to get to Macpherson MRT, where you have access to the Downtown line as well.
In any case, Tai Seng is two stops from Serangoon or Paya Lebar in either direction, so residents here have access to both these major hubs. Paya Lebar is a major commercial zone, whilst Serangoon is where you’ll find the NEX megamall. That being said, the real charm here is across-the-road amenities.
An eclectic mix of eateries, from a Daily Scoop ice creamery to the Circuit Road Market and Food Centre, are just a short stroll away. There’s also a Sheng Siong nearby, in the direction of Block 18C, while Circuit Block 77 has an NTUC. MacPherson Road itself has many eateries along its stretch.
That being said, this block was built in 1967, and we have to admit the overall neighbourhood gives off an elderly vibe. This is a very comfy location for those who are winding down to enjoy their retirement; but younger homeowners may find it a little too laid back. We would also brace for renovation costs, because these are some of the oldest flats in Singapore.
3. Block 57 Circuit Road (MacPherson Garden)
Dating back to 1969, these flats have seen plenty of improvements in the surrounding neighbourhood. Coupled with lease decay, it explains the price disparity versus the convenience of this area.
This block is within walking distance of MacPherson MRT (CCL, DTL). MacPherson is one stop from the commercial hub of Paya Lebar, which also provides EWL access, so we’d argue residents have three train lines available. Being close to the MRT station also, quite unsurprisingly, means being within the hub of this rather old neighbourhood. The Circuit Road Market and Food Centre are nearby, as are many heartland amenities (Circuit Block 77 has an NTUC too, as mentioned in point 2).
Also nearby is the Kampong Ubi Industrial Estate – this is mainly light industry with very little disruption, and Oxley Bizhub is located nearby (there are some good restaurants here, and a rather famous zhi char stall that’s packed on weekends).
That said, there are issues besides the lease decay. This part of MacPherson is heavily built up with quite a bit of traffic, and the surrounding buildings reflect their age. It’s not the most aesthetically pleasing place, although efforts have been made to add greenery over the years.
4. Block 37 Jalan Rumah Tinggi (Rumah Tinggi View)
A common reaction to this block and its surroundings is “How can Queenstown be so cheap?” But there you have it, if you can accept lease decay and a smaller unit. This block was built in 1969, but $275,000 may be one of the most affordable ways to live in Queenstown right now.
Queenstown MRT (EWL) isn’t within walking distance, but it’s easy enough to get to – nearby bus services like 51 will get you there in a few minutes. Alexandra Central Mall, IKEA, and Queensway Shopping Centre are also nearby, providing a good range mix of retail and eateries; you can also walk to the ABC Brickworks Market & Food Centre from here. Overall, you have all the conveniences that come with living in the very mature Queenstown area.
As an added bonus, this block is just the right distance from Alexandra Hospital. It’s far enough that you won’t be bothered by this hospital’s traffic and noise, but close enough that you may have a ready tenant pool among healthcare workers. For those who intend to rent out a room or unit, this could be an important bonus.
In any case, this is quite an interesting location to be in the Queenstown area. You are located atop a slight hill, so accessibility isn’t as convenient even though the overall location is. But that provides a certain charm in itself – it’s located right next to the Rumah Tinggi Eco Park, which has a nice front to the back of the car show rooms along Leng Kee. As a result, it is a quiet spot that most people tend to miss out on.
5. Block 2 Marsiling Drive (Marsiling Spring)
This is a Woodlands location, so it has the better sense of spaciousness and fresh air you’d associate with this neighbourhood. The nearby bus stop has services like 913, which get you Woodlands MRT (NSL, TEL) relatively quickly (although technically the closest is Marsiling MRT on the NSL). This provides easy access to Causeway Point, which is one of the largest heartland malls in the north.
If you want to be near your child’s school, you might also like this location. Woodlands Secondary and Marsiling Secondary are both within walking distance of this block, whilst Si Ling Secondary and Marsiling Primary are also nearby. The Marsiling HDB enclave is also quite well-developed, with plenty of coffee shops, convenience stores, and the usual heartland amenities. It’s not to the level of a town like Bishan or Queenstown, but it’s enough for day-to-day living. You likely will have to travel out to Causeway Point or elsewhere for more entertainment though.
Do note that there’s a place of worship across the road, along Marsiling Drive; but our opinion is that it’s far enough that the sound won’t travel (frankly, the road intersection will probably make more noise than it does).
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I am surprised Commonwealth Drive/Close/Crescent a.k.a Commonwealth 16 was not mentioned.
Yes this is based off actual transactions this year, so if the area hasn’t had one, it wouldn’t be reflected in here.
Hi,
What are your thoughts about transferring one’s flat to child/children before buying another type of home/house
Transfer (not by sale) can only happen under unique situations. So there are criteria that needs to be met first. You can instead sell it to them at a discount but taxes and fees have to be paid on the fair value of the HDB. Beyond this, it’s a really a personal decision. Complications may arise if you expect something out of this transfer, or if more than 1 party owns the HDB but have different ideas about the home later on. Would there also be strings attached to this transfer? What if they wish to buy their own home before the MOP is met? What if one wanted to rent out the rooms for rental income, but the other doesn’t? We’ve seen numerous cases of family members having to make compromises not to ruin their relationship with their parents/children, as expectations weren’t set right from the start or may have changed over time. So again, this is quite personal and not something we can comment on for your specific situation, but we’d keep things simple as a general rule because property can complicate relationships since it’s a big part of our lives. Hope this helps!