For some flat buyers, lease decay (aka the 99-year time bomb) is a concern. This has created a lot of demand for younger flats; the most desirable of which are five-year-old resale flats, which have only just reached their Minimum Occupancy Period (MOP). As a result, these flats tend to be among the priciest on the market - but not always. This week, we've gone looking for a combination of "new + cheapest," to give you some initial places to start looking:
The following are we found the cheapest and newest flats, by size, as of year-end 2024
A shortlist filtered by price, size or tenure is a useful way to narrow your options, but it won't tell you which property is the best fit for your finances, lifestyle or long-term plans.
That's where the real evaluation begins: comparing the trade-offs between each option to decide which one makes the most sense for your situation.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
2-Room HDB flats
| Development | Estate | Lease Start | Low 2024 Price | Avg 2024 Price | High 2024 Price |
| Yung Ho Spring I | JURONG WEST | 2019 | $270,000 | $322,259 | $355,000 |
| Yung Ho Spring II | JURONG WEST | 2019 | $300,000 | $331,307 | $353,000 |
| Blossom Spring @ Yishun | YISHUN | 2019 | $312,000 | $333,229 | $365,000 |
| Admiralty Grove | WOODLANDS | 2018 | $300,000 | $333,472 | $370,888 |
| Fernvale Riverwalk | SENGKANG | 2018 | $320,000 | $335,000 | $350,000 |
| Park Grove @ Yishun | YISHUN | 2018 | $316,000 | $335,736 | $368,000 |
| Vine Grove @ Yishun | YISHUN | 2018 | $328,000 | $335,750 | $340,000 |
| West Ridges @ Bt Batok | BUKIT BATOK | 2019 | $310,000 | $336,397 | $380,000 |
| Woodlands Glen | WOODLANDS | 2018 | $285,000 | $336,826 | $370,000 |
| Fern Grove @ Yishun | YISHUN | 2018 | $318,000 | $337,000 | $365,000 |
Among 2-room flats, Yishun is the most represented town, appearing four times. But you'll notice the general price range is narrow, from $322,259 to $337,000; indeed the prices of 2-room flats may be quite consistent wherever you look. Also note that, despite Yishun appearing most frequently, the cheapest "young" 2-room flats may be in Jurong West (Yung Ho Spring). In fact, the highest end of the scale (Fern Grove) is in Yishun, at $337,000.
3-room HDB flats
| Development | Estate | Lease Start | Low 2024 Price | Avg 2024 Price | High 2024 Price |
| Meadow Spring @ Yishun | YISHUN | 2019 | $413,000 | $444,909 | $473,000 |
| Spring Haven @ Jurong | JURONG WEST | 2018 | $415,000 | $445,222 | $471,000 |
| Yung Ho Spring I | JURONG WEST | 2019 | $420,000 | $446,154 | $495,000 |
| Blossom Spring @ Yishun | YISHUN | 2019 | $430,000 | $455,778 | $495,000 |
| Keat Hong Crest | CHOA CHU KANG | 2018 | $423,000 | $455,841 | $485,000 |
| Sun Breeze | SEMBAWANG | 2019 | $420,000 | $456,750 | $503,000 |
| Yung Ho Spring II | JURONG WEST | 2019 | $428,000 | $456,958 | $485,500 |
| Palm Breeze @ Yishun | YISHUN | 2018 | $438,000 | $457,700 | $472,000 |
| Sun Natura | SEMBAWANG | 2019 | $418,000 | $460,444 | $500,000 |
| Woodlands Pasture II | WOODLANDS | 2018 | $438,888 | $462,389 | $500,000 |
As with 2-room counterparts, Yishun and Jurong West again show up prominently. This is reflective of generally lower prices in these towns. Notice that the price ranges for Jurong West and Yishun, even for "young" 3-room resale flats, stay under $460,000 for our top-10 list. If you're willing to settle for these less mature towns, you'll have a much wider choice of newer flats.
Sembawang, Choa Chu Kang, and Woodlands are also non-mature but make for pricier 3-rooms on this list. For Woodlands, by the way, we'd expect prices to keep trending upward, due to unfolding initiatives like Woodlands North Coast. As the regional centre for the north, we wouldn't even be surprised if, over the coming decade, Woodlands stops appearing in the top 10 cheapest.
While it's no surprise that the Central Area hasn't been represented, do also notice that for 2 and 3-room flats alike - we have nothing cheap and new appearing from the East side yet.
4-room HDB flats
| Development | Estate | Lease Start | Low 2024 Price | Avg 2024 Price | High 2024 Price |
| Keat Hong Crest | CHOA CHU KANG | 2018 | $510,000 | $550,072 | $585,000 |
| Blossom Spring @ Yishun | YISHUN | 2019 | $515,000 | $571,044 | $630,000 |
| Meadow Spring @ Yishun | YISHUN | 2019 | $520,000 | $572,906 | $628,000 |
| Woodlands Pasture I | WOODLANDS | 2018 | $528,000 | $579,111 | $628,000 |
| Saraca Breeze @ Yishun | YISHUN | 2018 | $508,000 | $580,273 | $608,000 |
| Woodlands Pasture II | WOODLANDS | 2018 | $523,000 | $580,403 | $625,000 |
| Angsana Breeze @ Yishun | YISHUN | 2018 | $510,000 | $583,559 | $638,000 |
| Spring Haven @ Jurong | JURONG WEST | 2018 | $535,000 | $583,600 | $636,000 |
| Vine Grove @ Yishun | YISHUN | 2018 | $510,000 | $585,209 | $648,088 |
| Fern Grove @ Yishun | YISHUN | 2018 | $520,000 | $585,280 | $660,000 |
While we again see repeated locations (Yishun appears six times here!), the price range is wider compared to our 2 and 3-room lists. It starts from $550,072 (Keat Hong Crest @ Choa Chua Kang) to $585,280 (Fern Gove @ Yishun). But overall, we can conclude that if you want a five-year-old, 4-room resale flat, you should be prepared to pay at least around $576,000. This is about the average price on our top 10 cheapest.
Again, the North and West regions seem to be your only real choices for this price point - the East continues to be absent. As for Woodlands, we continue to see signs that it's a cut above for the North end. The Woodlands 4-room entries are slightly pricier than Yishun, ranging from $579,111 to $580,403. It's another good sign of Woodlands shaping up to become a major regional centre.
5-Room HDB flats
| Development | Estate | Lease Start | Low 2024 Price | Avg 2024 Price | High 2024 Price |
| Keat Hong Crest | CHOA CHU KANG | 2018 | $600,000 | $649,726 | $720,000 |
| Woodlands Pasture I | WOODLANDS | 2018 | $618,000 | $651,444 | $701,000 |
| Woodlands Pasture II | WOODLANDS | 2018 | $615,000 | $655,825 | $688,888 |
| Admiralty Grove | WOODLANDS | 2018 | $645,000 | $695,143 | $738,000 |
| Fern Grove @ Yishun | YISHUN | 2018 | $635,000 | $698,137 | $772,888 |
| Saraca Breeze @ Yishun | YISHUN | 2018 | $600,888 | $700,275 | $765,888 |
| Angsana Breeze @ Yishun | YISHUN | 2018 | $650,000 | $702,991 | $745,000 |
| Boon Lay View | JURONG WEST | 2018 | $640,000 | $706,857 | $790,000 |
| Yung Kuang Court | JURONG WEST | 2018 | $625,000 | $711,761 | $800,000 |
| EastLawn @ Canberra | SEMBAWANG | 2018 | $650,000 | $721,299 | $768,888 |
Some rather unexpected findings appear for the 5-room category.
Woodlands and Yishun are equally represented here. But for 5-room flats, Yishun is slightly higher than Woodlands for our top 10. This is thanks to Fern Grove hitting $698,137 and Angsana Breeze reaching $702,991.
Eastlawn @ Canberra topped this list in terms of price ($721,299). While Sembawang is considered an "ulu" area, Eastlawn may represent a bargain though. It's within walking distance of Sembawang MRT station (NSL), and close to the hub where Canberra Plaza is; so this particular project is spared many of the inconveniences from less built-up estates.
The price range for 5-room flats is the widest among the others (from $649,726 to $721,299). But you could expect to pay about $700,000 on average, for a five-year-old 5-room flat if you look toward the North and West.
The East side remains unrepresented so far
The concentration remains in the North and West, for those who want to buy newer flats on a budget. Yishun, Jurong West, and Woodlands remain your best bet, and Woodlands may hold special appeal due to the upcoming improvements.
For more on specific HDB projects, you can reach out to us directly on Stacked. You can also check out our reviews of new and resale properties alike if you want to compare private options.
A shortlist sorted by one variable is a fast way to narrow your options, but the pick that's cheapest, biggest, or most convenient isn't always the one that fits your situation best.
If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
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