Where to find the cheapest HDB flats, condos, and landed homes in 2023

If you're house-hunting in 2023, the prices you're seeing may still be prompting anxiety attacks. New launches are increasingly out of reach (a new high was reached for 2023 so far), even for upgraders; and resale prices are also creeping to new heights.

In light of this, we've picked out the cheapest recorded transactions for condos, HDB flats, and landed homes. While there's no guarantee you can get the same prices, this at least provides a clue on where to start:

Cheapest HDB flats in each town

Cheapest 3-Room Flats

Cheapest 4-Room flats

Estate	Address	Min 4. Room
GEYLANG	121 PAYA LEBAR WAY	$320,000
WOODLANDS	104 WOODLANDS ST 13	$350,000
CHOA CHU KANG	11 TECK WHYE LANE	$370,000
BEDOK	44 BEDOK STH RD	$375,000
YISHUN	101 YISHUN AVE 5	$380,000
JURONG WEST	111 HO CHING RD	$388,000
JURONG EAST	243 JURONG EAST ST 24	$390,000
TOA PAYOH	227 LOR 8 TOA PAYOH	$392,000
BUKIT PANJANG	110 GANGSA RD	$393,000
TAMPINES	862 TAMPINES ST 83	$400,000
SEMBAWANG	485 ADMIRALTY LINK	$402,000
ANG MO KIO	336 ANG MO KIO AVE 1	$402,888
HOUGANG	337 HOUGANG AVE 7	$407,500
BUKIT BATOK	338 BT BATOK ST 34	$410,000
SERANGOON	329 SERANGOON AVE 3	$415,000
BUKIT MERAH	61 TELOK BLANGAH HTS	$415,000
CLEMENTI	507 WEST COAST DR	$418,888
KALLANG/WHAMPOA	84 WHAMPOA DR	$425,000
PUNGGOL	135 EDGEDALE PLAINS	$427,000
QUEENSTOWN	168A QUEENSWAY	$428,888
SENGKANG	202 COMPASSVALE DR	$430,000
BISHAN	25 SIN MING RD	$430,000
PASIR RIS	426 PASIR RIS DR 6	$440,000
CENTRAL AREA	663 BUFFALO RD	$500,000
MARINE PARADE	17 MARINE TER	$518,000
BUKIT TIMAH	3 QUEEN’S RD	$588,000

Cheapest 5-Room flats

Estate	Address	Min 5 Room
SENGKANG	301C ANCHORVALE DR	$415,000
WOODLANDS	9 MARSILING DR	$418,000
JURONG EAST	403 PANDAN GDNS	$450,000
CHOA CHU KANG	687C CHOA CHU KANG DR	$450,000
JURONG WEST	199 BOON LAY DR	$455,000
SEMBAWANG	403 ADMIRALTY LINK	$488,000
PUNGGOL	138 EDGEDALE PLAINS	$495,000
YISHUN	272 YISHUN ST 22	$495,000
BUKIT PANJANG	483 SEGAR RD	$495,000
HOUGANG	980B BUANGKOK CRES	$500,000
BUKIT BATOK	426 BT BATOK WEST AVE 2	$515,000
BEDOK	603 BEDOK RESERVOIR RD	$522,000
TAMPINES	489B TAMPINES ST 45	$545,000
PASIR RIS	139 PASIR RIS ST 11	$568,000
KALLANG/WHAMPOA	55 GEYLANG BAHRU	$570,000
GEYLANG	337 UBI AVE 1	$580,000
TOA PAYOH	229 LOR 8 TOA PAYOH	$582,888
SERANGOON	145 SERANGOON NTH AVE 1	$590,000
CLEMENTI	605 CLEMENTI WEST ST 1	$598,000
ANG MO KIO	311 ANG MO KIO AVE 3	$600,000
BUKIT MERAH	50 HOY FATT RD	$630,000
MARINE PARADE	3 MARINE TER	$645,888
BISHAN	167 BISHAN ST 13	$700,000
QUEENSTOWN	14 GHIM MOH RD	$745,000
CENTRAL AREA	672B KLANG LANE	$775,000
BUKIT TIMAH	11 TOH YI DR	$845,000

Cheapest Executive HDB flats

Estate	Address	Min Exec
BUKIT PANJANG	484 SEGAR RD	$555,000
JURONG WEST	274C JURONG WEST ST 25	$565,000
SEMBAWANG	472 SEMBAWANG DR	$575,000
SENGKANG	122C SENGKANG EAST WAY	$598,000
CHOA CHU KANG	296B CHOA CHU KANG AVE 2	$630,000
WOODLANDS	586 WOODLANDS DR 16	$640,000
PUNGGOL	187 PUNGGOL CTRL	$650,000
JURONG EAST	333 JURONG EAST AVE 1	$650,000
HOUGANG	972 HOUGANG ST 91	$685,000
PASIR RIS	237 PASIR RIS ST 21	$705,000
BUKIT BATOK	326 BT BATOK ST 33	$710,000
TAMPINES	895A TAMPINES ST 81	$710,000
YISHUN	723 YISHUN ST 71	$715,000
BEDOK	114 BEDOK RESERVOIR RD	$780,000
GEYLANG	334 UBI AVE 1	$785,000
SERANGOON	125 SERANGOON NTH AVE 1	$815,000
KALLANG/WHAMPOA	10 JLN BATU	$850,000
TOA PAYOH	101B LOR 2 TOA PAYOH	$850,000
CLEMENTI	206 CLEMENTI AVE 6	$875,000
ANG MO KIO	215 ANG MO KIO AVE 1	$895,000
BISHAN	257 BISHAN ST 22	$950,000
QUEENSTOWN	148 MEI LING ST	$1,100,000
BUKIT TIMAH	3 TOH YI DR	$1,275,000

We know that for most, three-room or smaller flats are not suitable; but look at the prices and the HDB towns. If you're willing to settle for a bit less space, locations like Bedok, Bishan, and even Marine Parade seem to be attainable at $350,000 or less. 

Here are some locations we find especially interesting:

1. Block 91 Commonwealth Drive (3-room)

Many people we spoke to — some of them even realtors — refused to believe you can get a Queenstown resale flat for $250,000. But this does exist, with a catch:

This HDB block dates to 1967, and it is visibly older. Due to the lease decay, we don't think younger Singaporeans will be interested. However, the Commonwealth MRT station (EWL) is less than 10 minute's walk from this block — and keep in mind this is just one stop from Buona Vista station. Apart from being next to The Star Vista (a major mall), Buona Vista connects to the CCL, so residents here can get to Holland V at surprising speed.  

If you don't mind a smaller and older flat, this is an impressive location for the price. Just don't count on resale value though, as the units are almost halfway through their remaining lease. 

2. Block 3 Queens Road (4-room)

If you like the peace and quiet of Bukit Timah, and don't mind a block that dates to 1974, this may interest you. At $588,000, Block 3 is not the cheapest on our four-room list; but it's impressive for the location.

Block 3 is located just across the road from Farrer Road MRT station (CCL). This connects to Holland V in just one stop, or to Botanic Gardens MRT, where you can switch to the DTL. As such, residents can be said to have easy access to two lines. 

There's also a slew of popular eateries right downstairs, and Coronation Plaza nearby has an NTUC FairPrice. Good Bukit Timah locations are hard to find at these prices. 

3. Block 138 Edgedale Plains

At $495,000 for a five-room flat, that's considered really decent in the current climate. Perhaps the Punggol location, along with the lower recorded prices, cause people to assume it's ulu or inconvenient. Here's how it stacks up: 

Block 138 is just a short stroll to Coral Edge LRT (around five minutes if you cut across Coral Edge Park), and this provides quick access to Punggol MRT station (NEL and CRL). Not to mention Coral Edge LRT is close to Punggol Plaza, which has an NTUC FairPrice. 

Punggol is also not as underdeveloped as it used to be, especially since the opening of Waterway Point. This is close to the Punggol MRT station, so residents at Edgedale Plains have fast access to the mall and eateries as well. 

The block dates to 2003, so while it's getting on in years, it's not so old that it's beyond consideration for younger couples. 

Cheapest condos in each district

Cheapest condos by total price

PROJECTS	District	Min Price
V ON SHENTON	1	$950,000
SKYSUITES@ANSON	2	$845,000
ALEXIS	3	$750,000
THE FORESTA @ MOUNT FABER	4	$870,000
SEAHILL	5	$705,000
CANNINGHILL PIERS	6	$2,360,000
SUNSHINE PLAZA	7	$908,000
CITY LOFT	8	$625,000
MACKENZIE 138	9	$730,000
LOFT @ NATHAN	10	$775,000
SUITES @ SHREWSBURY	11	$690,000
AIRSTREAM	12	$563,000
SUITES@BRADDELL	13	$628,000
TREASURES @ G20	14	$545,000
EIS RESIDENCES	15	$610,000
EASTWOOD REGENCY	16	$660,000
AVILA GARDENS	17	$580,000
STRATUM	18	$600,000
GLASGOW RESIDENCE	19	$570,000
THOMSON V ONE	20	$615,000
THE HILLFORD	21	$538,000
CASPIAN	22	$703,000
LAUREL TREE	23	$655,000
COPEN GRAND	24	$1,128,000
PARC ROSEWOOD	25	$605,000
CASTLE GREEN	26	$980,000
THE NAUTICAL	27	$580,000
HIGH PARK RESIDENCES	28	$620,000

Cheapest condos by $PSF

PROJECTS	District	Min $PSF
PEOPLE’S PARK COMPLEX	1	$947
SPOTTISWOODE PARK	2	$829
RIVER PLACE	3	$1,214
THE INTERLACE	4	$1,064
CANNINGHILL PIERS*	6	$2,842
TEXTILE CENTRE	7	$1,031
BLISS REGALIA	8	$1,005
8 @ MOUNT SOPHIA	9	$1,047
VENTURA HEIGHTS	10	$784
VILLAS @ GILSTEAD	11	$629
BLISS LOFT	12	$986
CASA MEYA	13	$920
SIMS GREEN	14	$667
CHATEAU LA SALLE	15	$783
SIEW LIM PARK	16	$192
ASTON RESIDENCE	17	$667
PINEVALE	18	$756
NORTHSHORE BUNGALOWS	19	$375
THOMSON GRAND	20	$698
BINJAI CREST	21	$754
THE WOODS	22	$571
FUYONG ESTATE	23	$257
COPEN GRAND**	24	$1,190
NORTHOAKS	25	$693
SEASONS PARK	26	$901
SPRINGHILL	27	$621
CABANA	28	$817

*There was only one other project, Eden Residences Capitol, that had transactions in district 6. **Copen Grand is one of a kind being in Tengah.

There are no surprising names on this list, and market watchers will quickly identify the usual suspects. For those unfamiliar with the condo market, we'll clear up two usual points of confusion:

People's Park Complex is almost always the cheapest based on price psf (you'll almost always see it at the top if you search for the cheapest). But note that it's very old (the lease started in 1968), you're living mainly on top of massage parlours and travel agencies, and there are aggressive en-bloc attempts being made. 

The Hillford has a low average quantum for its location, but this is because it's on a 60-year lease that started in 2013. It was intended as a high-end retirement option for seniors (but ended up being bought by much younger residents too). 

Here are a few other noteworthy projects:

Alexis 

Alexis offers only one to three bedders but in a huge range of different layouts for its 293 units. With the ABSD being so high, landlords may see an opportunity with the lower-quantum one-bedders here, rather than larger units elsewhere. And Alexis is very rentable:

The condo is only around a six-to-seven-minute walk to Queenstown MRT (EWL), with Anchorpoint Mall being about the same distance. There's a Cold Storage outlet here. It's also reasonably close to Ikea Alexandra and Queensway, making it a convenient city fringe location for potential tenants. 

Sunshine Plaza 

If you don't care about nice views or low-density enclaves, and you prize convenience above all, Sunshine Plaza may be your go-to project. The commercial component isn't much to speak of — it's a few small shops (mainly known for printing services) and eateries downstairs. 

But Sunshine Plaza is a three-minute walk to Bencoolen MRT station (DTL) and a six-minute walk to Bras Basah MRT station (CCL). If you walk for around 10 to 12 minutes you can get all the way to Plaza Singapura, which is connected to the Dhoby Ghaut MRT station (CCL, NEL, NSL). 

As for amenities, proximity to Bugis means the amenities can rival pricier and newer condos like Midtown Modern. Sunshine Plaza is around a seven-minute walk to Bugis Junction via Middle Road (which by the way means you have access to Bugis MRT — so add the EWL to the mix of train lines). 

Sunshine Plaza is close to roads, lacks greenery, and isn't the prettiest residence — but if you want accessibility and amenities on a budget, this becomes a very useful condo. 

Loft @ Nathan

If you must live near the Great World area but are on a budget, the smaller units at Loft @ Nathan may interest you. It's a bit of a longer walk to Great World (around 10 to 12 minutes), but it is manageable on foot.

Great World is also connected to the MRT station of the same name, on the Thomson East Coast Line.

For closer day-to-day amenities, Valley Point is just across River Valley Road. This provides an NTUC FairPrice, along with a good number of eateries (you do have food options right below too). And as most regulars of the area know, River Valley Road has a cluster of well-known eateries where it meets Kellock Road — this area is just around a five-minute walk from Loft @ Nathan. 

Landlords may also consider this project, given its convenience and city fringe location. 

Cheapest landed homes in different enclaves

Cheapest landed by price

Project Name	Address	Price	Area (Sq Ft)	$PSF	Tenure
BLAIR PLAIN CONSERVATION AREA	135 NEIL ROAD	$4,200,000	1,608	$2,612	Freehold
SENTOSA COVE	102 COVE DRIVE	$14,000,000	7,858	$1,782	99 yrs from 10/09/2007
PASIR PANJANG GARDENS	38 TAMAN MAS MERAH	$3,300,000	1,640	$2,012	Freehold
N.A.	12 STARLIGHT ROAD	$2,980,000	1,528	$1,950	Freehold
N.A.	8 JALAN ELOK	$5,150,000	1,723	$2,988	Freehold
HOLLAND GROVE	118 HOLLAND GROVE VIEW	$3,600,000	2,251	$1,599	99 yrs from 21/04/1994
ENG AUN PARK	16 JALAN NOVENA SELATAN	$4,400,000	1,723	$2,553	Freehold
N.A.	33 JALAN MANIS	$3,200,000	1,574	$2,033	Freehold
MACPHERSON GARDEN ESTATE	13 JALAN SETIA	$1,950,000	885	$2,204	Freehold
N.A.	35 LORONG 34 GEYLANG	$3,118,888	1,485	$2,100	Freehold
N.A.	16 LANGSAT ROAD	$2,190,000	1,056	$2,074	Freehold
N.A.	35 JALAN CHEMPAKA KUNING	$780,000	3,032	$257	70 yrs from 19/08/1964
LOYANG VILLAS	353 LOYANG RISE	$1,870,000	1,615	$1,158	99 yrs from 01/05/1993
THE RIVERINA	22 RIVERINA WALK	$2,180,000	1,619	$1,347	99 yrs from 26/06/1996
N.A.	218 YIO CHU KANG ROAD	$988,888	3,274	$302	99 yrs from 04/01/1954
THOMSON GARDEN ESTATE	49 JALAN KUAK	$2,280,000	885	$2,577	Freehold
ENG KONG PARK	17 ENG KONG CRESCENT	$3,750,000	1,878	$1,996	Freehold
WESTVILLE	126 WESTWOOD AVENUE	$1,950,000	1,630	$1,197	99 yrs from 01/12/1994
FUYONG ESTATE	14 JALAN ASAS	$780,000	2,805	$278	99 yrs from 18/03/1947
CENTURY WOODS	18 WOODGROVE WALK	$2,230,000	1,615	$1,381	99 yrs from 04/12/1996
HEETON PARK	26 THONG SOON GREEN	$3,280,000	1,892	$1,733	Freehold
N.A.	29 ANDREWS TERRACE	$2,300,000	1,681	$1,368	99 yrs from 28/01/2008
VILLA BEGONIA	26 BEGONIA WALK	$2,900,000	2,287	$1,268	99 yrs from 05/12/1994

Project Name	Address	Price	Area (Sq Ft)	$PSF	Tenure
BLAIR PLAIN CONSERVATION AREA	135 NEIL ROAD	$4,200,000	1,608	$2,612	Freehold
N.A.	30 OCEAN DRIVE	$16,000,000	9,576	$1,671	99 yrs from 30/06/2005
N.A.	303,305 PASIR PANJANG ROAD	$18,475,512	16,380	$1,128	Freehold
N.A.	25 HERTFORD ROAD	$8,500,000	6,602	$1,288	Freehold
N.A.	2B PATERSON HILL	$24,000,000	10,492	$2,288	Freehold
SHAMROCK PARK	83A NAMLY DRIVE	$3,850,000	3,913	$984	99 yrs from 01/04/1992
N.A.	100B ENG NEO AVENUE	$26,500,000	29,202	$907	99 yrs from 26/02/2008
N.A.	33 JALAN MANIS	$3,200,000	1,574	$2,033	Freehold
VAUGHAN GARDEN	16 VAUGHAN ROAD	$6,300,000	6,647	$948	Freehold
N.A.	26 LENGKONG DUA	$6,111,238	6,217	$983	Freehold
N.A.	20 LORONG J TELOK KURAU	$10,200,000	10,640	$959	Freehold
SIEW LIM PARK	244 BEDOK ROAD	$800,000	4,171	$192	70 yrs from 19/08/1964
N.A.	165 JALAN LOYANG BESAR	$11,000,000	25,565	$430	946 yrs from 27/11/1937
THE RIVERINA	10 RIVERINA WALK	$2,400,008	2,251	$1,066	99 yrs from 26/06/1996
N.A.	218 YIO CHU KANG ROAD	$988,888	3,274	$302	99 yrs from 04/01/1954
ISLAND COUNTRY VILLAS	50 OLD UPPER THOMSON ROAD	$3,400,000	4,659	$730	99 yrs from 28/08/1995
N.A.	4 SUNSET WALK	$13,888,000	11,054	$1,256	Freehold
WESTVILLE	166 WESTWOOD CRESCENT	$2,100,000	2,441	$860	99 yrs from 01/12/1994
FUYONG ESTATE	81 JALAN ASAS	$780,000	3,031	$257	99 yrs from 18/03/1947
N.A.	9 BEECHWOOD GROVE	$3,650,000	5,447	$670	99 yrs from 04/08/1995
LENTOR VIEW	22 LENTOR PLACE	$4,950,000	4,485	$1,104	Freehold
SEMBAWANG SPRINGS ESTATE	44 JALAN MALU-MALU	$5,200,000	5,211	$998	999 yrs from 26/03/1885
HOCK SWEE HILL	61 BEGONIA DRIVE	$6,180,000	6,207	$996	Freehold

Cheapest landed by $PSF

There are invariably questions here about entries like Fuyong Estate, where you may see a quantum of under $800,000. These landed homes are so cheap because they're leasehold, and the low prices are usually accurate indicators of age (Fuyong Estate's lease started in 1947). 

That said, take the landed prices with a grain of salt. There's a limit to how accurate we can make these, as landed transactions tend to be few and far between; sometimes the same house doesn't change hands for a decade, making the last transaction price inaccurate as a guide. 

Landed homes still require old-school legwork and individual house-hunting, to spot the best buys. 

ALSO READ: How this Korean/Singaporean couple created a stylish mid-century modern home with $45k

This article was first published in Stackedhomes.