There are various reasons why one may choose to rent an HDB flat in Singapore as opposed to buying one.
They may not qualify for an HDB BTO flat, which means they need to buy an HDB resale flat or rent instead, among other options. Considering ongoing BTO construction delays, some may be renting while waiting to collect their keys. Other singles may rent to have more space and independence from their families, while unmarried couples may be attempting to ‘wait out’ the record-high HDB resale flat prices before purchasing their forever home.
Related article: Does Buying an HDB Flat Make More Financial Sense than Renting One in Singapore?
Renting provides more mobility, especially if the occupants prefer to live closer to their workplace. Flexibility is another boon – instead of paying a 25-year mortgage on their HDB flat and spending money on renovation, renters are free to look for another flat (typically renovated and furnished) once their existing rental contract with the landlord is up. It’s also a good option for those who may consider migrating overseas in the future.
However, given that rental prices have been increasing for the 24th straight month in June 2022 and are still climbing, it’s important to consider your rental budget wisely.
HDB Rental Flats Under the Public Rental Scheme
If you’re looking to rent an HDB flat but still find yourself short on funds, you can seek help from the HDB Public Rental Scheme.
You first need to fulfil some eligibility criteria. You can apply as a family under the Family Scheme or as a single under the Joint Single Scheme. The general rule of thumb is that you cannot apply alone, must be a Singaporean (who is at least 21 years old under the Family Scheme; at least 35 years old for the Joint Singles Scheme) and must show that your gross household income is $1,500/month or less.
If you’re wondering, “Can I Qualify for HDB’s Public Rental Scheme?” click on the link to read the full terms and conditions.
On the HDB Public Rental Scheme, HDB rental flat prices can be extremely low. Depending on their household income, successful applicants then pay a subsidised rent of $26 to $275 each month.
However, most of us reading this don’t qualify for the HDB public rental scheme and will need to rent on the open market. So how much are HDB rental prices in Singapore?
Related article: Parenthood Provisional Housing Scheme (PPHS HDB): BTO Flat Delayed? Here’s How to Apply for Interim Housing (2022)
HDB Rental Prices in Singapore (Q2 2022)
Here’s a quick look at the latest HDB rental flat prices in Singapore. These are taken from HDB’s website for median rental rates by town and flat type for Q2 2022:
| HDB towns | 3-room HDB rental flat prices | 4-room HDB rental flat prices | 5-room HDB rental flat prices |
| Ang Mo Kio | $2,000 | $2,400 | $2,650 |
| Bedok | $2,000 | $2,400 | $2,600 |
| Bishan | $2,200 | $2,600 | $2,800 |
| Bukit Batok | $1,900 | $2,400 | $2,450 |
| Bukit Merah | $2,200 | $2,900 | $3,000 |
| Bukit Panjang | $1,700 | $2,300 | $2,500 |
| Bukit Timah | * | * | * |
| Central | $2,350 | $3,050 | * |
| Choa Chu Kang | $2,050 | $2,200 | $2,450 |
| Clementi | $2,200 | $2,700 | $2,870 |
| Geylang | $1,950 | $2,400 | $2,700 |
| Hougang | $1,900 | $2,200 | $2,500 |
| Jurong East | $2,000 | $2,350 | $2,750 |
| Jurong West | $1,930 | $2,400 | $2,500 |
| Kallang/Whampoa | $2,130 | $2,700 | $2,950 |
| Marine Parade | $2,200 | $2,430 | * |
| Pasir Ris | * | $2,300 | $2,400 |
| Punggol | $2,330 | $2,500 | $2,300 |
| Queenstown | $2,300 | $2,900 | $3,200 |
| Sembawang | * | $2,200 | $2,400 |
| Sengkang | * | $2,300 | $2,400 |
| Serangoon | $2,100 | $2,500 | $2,700 |
| Tampines | $2,150 | $2,350 | $2,500 |
| Toa Payoh | $2,000 | $2,600 | $2,850 |
| Woodlands | $2,000 | $2,300 | $2,400 |
| Yishun | $1,950 | $2,250 | $2,400 |
Sources: HDB Rental Statistics, HDB Market Rental Rates
By the way, an asterisk (*) means there were fewer than 20 HDB rental transactions for the location and flat type in the quarter, while a dash (-) means there were no rental transactions.
Are HDB Rental Rates on the Rise?
Here’s a look at the quarter-on-quarter increase in HDB rental flat prices from Q1 2022 to Q2 2022, comparing HDB rental rates for a 4-room flat.
| HDB towns | 4-room HDB rental flat prices (Q1 2022) | 4-room HDB rental flat prices (Q2 2022) | % change |
| Ang Mo Kio | $2,350 | $2,400 | +2.1% |
| Bedok | $2,200 | $2,400 | +9.1% |
| Bishan | $2,500 | $2,600 | +4.0% |
|
Bukit Batok
|
$2,100 | $2,400 | +14.3% |
|
Bukit Merah
|
$2,800 | $2,900 | +3.6% |
|
Bukit Panjang
|
$2,100 | $2,300 | +9.5% |
|
Bukit Timah
|
* | * | N/A |
| Central | $3,000 | $3,050 | +1.7% |
|
Choa Chu Kang
|
$2,050 | $2,200 | +7.3% |
|
Clementi
|
$2,600 | $2,700 | +3.8% |
|
Geylang
|
$2,500 | $2,400 | -4.0% |
|
Hougang
|
$2,200 | $2,200 | 0% |
|
Jurong East
|
$2,300 | $2,350 | +2.2% |
|
Jurong West
|
$2,200 | $2,400 | +9.1% |
|
Kallang/ Whampoa
|
$2,600 | $2,700 | +3.8% |
|
Marine Parade
|
$2,300 | $2,430 | +5.7% |
|
Pasir Ris
|
$2,200 | $2,300 | +4.5% |
| Punggol | $2,300 | $2,500 | +8.7% |
| Queenstown | $2,900 | $2,900 | 0% |
| Sembawang | $2,100 | $2,200 | +4.8% |
| Sengkang | $2,200 | $2,300 | +4.5% |
| Serangoon | $2,300 | $2,500 | +8.7% |
| Tampines | $2,300 | $2,350 | +2.2% |
|
Toa Payoh
|
$2,450 | $2,600 | +6.1% |
| Woodlands | $2,100 | $2,300 | +9.5% |
| Yishun | $2,100 | $2,250 | +7.1% |
Sources: HDB Rental Statistics, HDB Market Rental Rates
It certainly looks like HDB rental flat prices are on the rise, across the board. This is despite a slight dip in demand: HDB reported only 3,348 approved HDB rental applications for 4-room flats in Q2 2022, down from 3,588 in Q1 2022.
Median HDB rental rates rose most sharply in far-flung neighbourhoods like Bedok, Bukit Batok, Bukit Panjang, Jurong West, Punggol, and Woodlands, going up by as much as 14.3% in a single quarter.
Meanwhile, HDB rental flat prices in more central and/or more ‘desirable’ towns remained the same in both quarters. These include the likes of Kallang/Whampoa, Toa Payoh, Bishan, Marine Parade, and Clementi.
Why Are HDB Rental Rates Rising?
A quick search for HDB flat rentals on PropertyGuru shows that the asking prices for properties are much higher than the median rents by town and flat type, as provided by HDB.
One reason could be landlords are asking for higher prices, in acknowledgement of the high demand for rental units across the island. Whether that is the final agreed-upon rental price with their tenants is unclear.
A fair few of these renters are Singaporean couples and families who are waiting for their BTO flats, which are delayed, no thanks to COVID-19. Another significant chunk is likely to be HDB upgraders who need a temporary home after selling their HDB flats to take advantage of soaring HDB resale prices.
With WFH having been the default for most of the pandemic and an enduring preference for space over a location closer to the city centre could explain why more prefer to rent in ‘ulu’ HDB towns. One’s rental budget can go a lot further and allow for larger living spaces in these neighbourhoods.
As neither the property situation nor the work-from-home arrangement looks set to change dramatically in the short term. Till the BTO supply is restored, HDB rental prices are likely to continue their upward trend.
3-Room HDB Rental Prices in Q2 2022
| HDB towns | 3-room HDB rental flat prices (Q2 2022) |
| Ang Mo Kio | $2,000 |
| Bedok | $2,000 |
| Bishan | $2,200 |
| Bukit Batok | $1,900 |
| Bukit Merah | $2,200 |
| Bukit Panjang | $1,700 |
| Bukit Timah | * |
| Central | $2,350 |
| Choa Chu Kang | $2,050 |
| Clementi | $2,200 |
| Geylang | $1,950 |
| Hougang | $1,900 |
| Jurong East | $2,000 |
| Jurong West | $1,930 |
| Kallang/ Whampoa | $2,130 |
| Marine Parade | $2,200 |
| Pasir Ris | * |
| Punggol | $2,330 |
| Queenstown | $2,300 |
| Sembawang | * |
| Sengkang | * |
| Serangoon | $2,100 |
| Tampines | $2,150 |
| Toa Payoh | $2,000 |
| Woodlands | $2,000 |
| Yishun | $1,950 |
Sources: HDB Rental Statistics, HDB Market Rental Rates
Based on the HDB rental transactions for 3-room flats in Singapore for Q2 2022, it looks like renters can expect to pay anything from $1,700 to $2,350 for an entire 3-room HDB flat.
Those looking for more affordable options can look for 3-room rental HDB flats in Bukit Panjang, Bukit Batok and Hougang, where HDB rental rates hover around $1,700 to $1,900/month. These towns may be relatively inaccessible, but they do offer more green space and possibly a slower pace of life.
The more mature towns like Ang Mo Kio, Bedok and Toa Payoh where the HDB rental prices are around $2,000/month, offer a good compromise between affordability and amenities. All are well-connected and full of amenities like shopping malls and eateries.
Browse all HDB 3-room flats for rent on PropertyGuru.
4-Room HDB Rental Prices in Q2 2022
| HDB towns | 4-room HDB rental flat prices (Q2 2022) |
| Ang Mo Kio | $2,400 |
| Bedok | $2,400 |
| Bishan | $2,600 |
| Bukit Batok | $2,400 |
| Bukit Merah | $2,900 |
| Bukit Panjang | $2,300 |
| Bukit Timah | * |
| Central | $3,050 |
| Choa Chu Kang | $2,200 |
| Clementi | $2,700 |
| Geylang | $2,400 |
| Hougang | $2,200 |
| Jurong East | $2,350 |
| Jurong West | $2,400 |
| Kallang/Whampoa | $2,700 |
| Marine Parade | $2,430 |
| Pasir Ris | $2,300 |
| Punggol | $2,500 |
| Queenstown | $2,900 |
| Sembawang | $2,200 |
| Sengkang | $2,300 |
| Serangoon | $2,500 |
| Tampines | $2,350 |
| Toa Payoh | $2,600 |
| Woodlands | $2,300 |
| Yishun | $2,250 |
Sources: HDB Rental Statistics, HDB Market Rental Rates
Looking at the HDB rental transactions in Q2 2022, we would estimate HDB rental flat prices for a 4-room flat to range from $2,200 to $3,050/month.
For families on a budget, Choa Chu Kang, Sembawang, and Hougang are all good places to rent. HDB rental prices here are about $2,200/month. These neighbourhoods aren’t very close to the city centre, but they make up for their locations with outdoor spaces and amusement parks for kids to burn off their energy.
Related article: 8 Benefits of Living Near Nature
Those seeking east-side accommodation may want to look for an HDB 4-room rental flat in Tampines or Pasir Ris where HDB rental prices are about $2,300/month. From here, there’s good access to the eateries in Katong and easy access to East Coast Park for bicycle rides.
Browse all HDB 4-room flats for rent on PropertyGuru.
5-Room HDB Rental Prices in Q2 2022
| HDB towns | 5-room HDB rental flat prices (Q2 2022) |
| Ang Mo Kio | $2,650 |
| Bedok | $2,600 |
| Bishan | $2,800 |
| Bukit Batok | $2,450 |
| Bukit Merah | $3,000 |
| Bukit Panjang | $2,500 |
| Bukit Timah | * |
| Central | * |
| Choa Chu Kang | $2,450 |
| Clementi | $2,870 |
| Geylang | $2,700 |
| Hougang | $2,500 |
| Jurong East | $2,750 |
| Jurong West | $2,500 |
| Kallang/Whampoa | $2,950 |
| Marine Parade | * |
| Pasir Ris | $2,400 |
| Punggol | $2,300 |
| Queenstown | $3,200 |
| Sembawang | $2,400 |
| Sengkang | $2,400 |
| Serangoon | $2,700 |
| Tampines | $2,500 |
| Toa Payoh | $2,850 |
| Woodlands | $2,400 |
| Yishun | $2,400 |
Sources: HDB Rental Statistics, HDB Market Rental Rates
The HDB rental transactions for 5-room flats in Q2 2022 tell us that median HDB rental rates range from $2,300 to $3,200/month, depending on location.
Space is likely to be your main priority if you’re looking to rent a 5-room HDB flat. Snag one for $2,400/month in neighbourhoods like Choa Chu Kang, Woodlands or Sembawang if you don’t mind the distance from town.
But if you’re looking to live in city-fringe neighbourhoods like Bukit Merah or Queenstown, be prepared to fork out closer to $3,000/month as the HDB rental rates here can be quite steep!
Browse all HDB 5-room flats for rent on PropertyGuru.
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This article was written by Mary Wu, who hopes to share what she’s learnt from her home-buying and renovation journey with PropertyGuru readers. When she’s not writing, she’s usually baking up a storm or checking out a new cafe in town.
