At a glance
- Median 4-room rent
- S$3,400 a month (approvals Apr to Sep 2026)
- Median 3-room rent
- S$2,900 a month
- Median 5-room rent
- S$3,500 a month; executive flats S$3,800
- Highest 4-room town
- Central Area, S$4,600; Queenstown S$4,200
- Whole-flat rentals approved
- 18,232 in six months, about 3,000 a month
| Approved | Rent | Block | Type |
|---|
Before you rent out the whole flat
- You need HDB's approval, and the flat must have met its minimum occupation period. At least one owner must be a Singapore citizen.
- The minimum rental period is 6 months. If the tenants aren't citizens or Malaysians, the block and neighbourhood must be within HDB's non-citizen quota.
- Once nobody in the household lives there, property tax switches to the non-owner-occupier rates. See the difference with the property tax calculator.
- These are rents HDB approved for whole flats. Rooms let out separately aren't in the data.
What the checker shows
Choose your town and flat type, and add your block or street if you like. The big number is the median rent for flats like yours, taken from your block when it has at least three recent rentals and from the whole town when it doesn’t. Below it you’ll see the typical range, the change on a year earlier, the gross yield against the town’s resale median and a chart of the median rent by quarter. The table lists the latest rentals approved at your block, or across the town.
The figures come from HDB’s approvals to rent out whole flats, published on data.gov.sg and fetched live when you search.
Rents by town, April to September 2026
Median monthly rents for whole flats, with the gross yield on a 4-room flat at the town’s resale median for the year to September 2026.
| Town | 3-room | 4-room | 4-room resale median | Gross yield |
|---|---|---|---|---|
| Central Area | S$3,300 | S$4,600 | S$870,000 | 6.3% |
| Queenstown | S$3,100 | S$4,200 | S$1,028,000 | 4.9% |
| Bukit Merah | S$3,000 | S$4,000 | S$935,000 | 5.1% |
| Clementi | S$3,000 | S$4,000 | S$821,500 | 5.8% |
| Toa Payoh | S$2,950 | S$3,800 | S$1,000,000 | 4.6% |
| Kallang/Whampoa | S$3,000 | S$3,800 | S$905,000 | 5.0% |
| Geylang | S$2,900 | S$3,800 | S$740,000 | 6.2% |
| Bishan | S$3,000 | S$3,700 | S$788,000 | 5.6% |
| Serangoon | S$2,800 | S$3,500 | S$660,000 | 6.4% |
| Jurong West | S$2,700 | S$3,500 | S$535,000 | 7.9% |
| Jurong East | S$2,800 | S$3,500 | S$548,000 | 7.7% |
| Tampines | S$2,875 | S$3,500 | S$665,000 | 6.3% |
| Ang Mo Kio | S$2,800 | S$3,475 | S$615,000 | 6.8% |
| Bedok | S$2,800 | S$3,400 | S$593,000 | 6.9% |
| Pasir Ris | S$2,650 | S$3,400 | S$635,000 | 6.4% |
| Bukit Batok | S$2,700 | S$3,300 | S$630,000 | 6.3% |
| Punggol | S$2,875 | S$3,300 | S$680,000 | 5.8% |
| Sengkang | S$2,900 | S$3,200 | S$640,000 | 6.0% |
| Hougang | S$2,800 | S$3,200 | S$618,888 | 6.2% |
| Sembawang | S$2,800 | S$3,200 | S$600,000 | 6.4% |
| Woodlands | S$2,600 | S$3,100 | S$550,000 | 6.8% |
| Yishun | S$2,700 | S$3,100 | S$550,000 | 6.8% |
| Choa Chu Kang | S$2,675 | S$3,100 | S$555,000 | 6.7% |
| Bukit Panjang | S$2,700 | S$3,000 | S$570,000 | 6.3% |
Across Singapore, the median was S$2,400 for a 2-room, S$2,900 for a 3-room, S$3,400 for a 4-room, S$3,500 for a 5-room and S$3,800 for an executive flat.
Why the cheapest towns pay the best yields
Rents vary much less than prices. A 4-room in Toa Payoh rents for about S$300 more than one in Bedok but sells for about S$400,000 more. So the gross yield is highest in the outer towns, such as Jurong West and Jurong East, and lowest in mature estates near the city, where buyers pay for location and newer flats.
What you keep from the rent
The gross yield leaves out several costs:
- Property tax. Once nobody in your household lives in the flat, it’s taxed at the non-owner-occupier rates, from 12% of the annual value. A 4-room flat with an annual value of S$18,000 pays about S$2,160 a year instead of a few hundred. See your own figure with the property tax calculator.
- Income tax. Rent is taxable income, less expenses or a deemed 15% for expenses.
- Empty months and agent fees. A month without a tenant costs over 8% of the year’s rent.
Rent out or sell?
If your MOP has just ended, compare a year’s rent with what the flat would sell for today. The HDB resale price checker shows recent sales at your block, and the MOP checker gives the date you can rent out the whole flat or sell.
Common questions
How much can I rent out my 4-room HDB flat for?
The median 4-room flat rented for S$3,400 a month in approvals from April to September 2026. Most towns sit between S$3,100 and S$3,800. Enter your town and block in the checker above for the figure at your block.
Can I rent out my whole HDB flat?
Yes, once the flat has met its minimum occupation period, at least one owner is a Singapore citizen and HDB approves the rental. The minimum rental period is 6 months. If the tenants aren't citizens or Malaysians, the block and neighbourhood must also be within HDB's non-citizen quota.
What rental yield does an HDB flat make?
Roughly 5% to 8% gross. A 4-room in Jurong West rents for about S$3,500 against a S$535,000 resale median, about 7.9%. In Toa Payoh it's S$3,800 against S$1,000,000, about 4.6%. Property tax at the higher non-owner-occupier rate, agent fees and empty months bring the net figure down.
Where does the rental data come from?
From HDB's records of approved applications to rent out whole flats, published on data.gov.sg. The checker fetches them live, so the latest month is whatever HDB has published. Rooms rented out separately aren't included.
Get a free valuation
Tell us your block and flat type. We'll send recent prices for your block and nearby blocks, and what a sale would leave you after your loan and CPF refund.
Sources
Facts on this page were checked against these sources on 13 October 2026.
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