As 2025 draws to a close, December opened with two notable transactions in the 2-room HDB resale market. This week, both Jurong West and Tampines saw 2-room flats reaching new price highs. These latest deals are now edging closer to 3-room prices and, in some cases, even surpassing them.
Table of contents
- Jurong West: S$428K 2-room flat surpasses average 3-room prices
- Highest transacted 2-room flats in Jurong West
- 2-room resale price trend in Jurong West
- Closing gap between 2-room and 3-room prices
- Tampines: New record of S$465K for 2-room HDB flat
- Most expensive 2-room flats in Tampines
- Resale price trend at Tampines Greenleaf
- 2-room and 3-room resale prices in Tampines
Jurong West: S$428K 2-room flat surpasses average 3-room prices
A 2-room flat at Jurong West Blossom has just changed hands for S$428K, or about S$845 per square foot (psf). The unit, located at 698A Jurong West Central 3, is a mid-floor home measuring 506 sqft and sitting between the 10th and 12th storey. Completed in 2017, it still had about 90 years and 11 months left on its lease at the point of sale.
This new benchmark surpasses the previous record set only a month earlier by roughly S$12K. In November, a similar unit in the same block within Jurong West Blossom transacted for S$416K, or S$822 psf.
Jurong West Blossom has become one of the more prominent HDB projects in the west. It sits directly across from Jurong Point and is only a short walk from Boon Lay MRT, which contributes to its strong resale performance since reaching its MOP in 2022. With the Jurong Region Line (JRL) scheduled for completion in 2029, residents are expected to enjoy even better connectivity in the years ahead.
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Highest transacted 2-room flats in Jurong West
| Date | Address | Size (sqft) | Price (S$) | PSF (S$) | Lease Start |
| 12/2025 | 698A Jurong West Central 3 | 506 | 428K | 845 | 2017 |
| 11/2025 | 698A Jurong West Central 3 | 506 | 416K | 822 | 2017 |
| 02/2024 | 698A Jurong West Central 3 | 506 | 390K | 770 | 2017 |
| 03/2025 | 140C Corporation Drive | 506 | 388K | 766 | 2019 |
| 09/2025 | 560A Jurong West Street 42 | 506 | 383K | 756 | 2018 |
The three highest 2-room resale prices in Jurong West all come from Jurong West Blossom. To date, seven such units have been transacted since MOP, and they consistently sit at the upper end of the resale market alongside other newer projects such as Yung Ho Spring I and Spring Haven @ Jurong.
Since the first 2-room flat at Jurong West Blossom entered the resale market in 2023, average prices for this unit type have risen by almost 28%. In comparison, similar 2-room flats across Jurong West appreciated by only about 19% over the same period.
Although the S$428K flat at Jurong West Blossom now holds the record for the highest absolute price for a 2-room unit in the town, Jurong West has seen an even higher figure on a psf basis. In September, a 409-sqft flat at Block 140D Yung Ho Spring I transacted for S$360K, which works out to about S$880 psf. The unit had roughly 92 years and 9 months remaining on its lease at the time of sale.
2-room resale price trend in Jurong West
The sharp increase from recent transactions has pushed the average for the unit type much closer to 3-room prices. In fact, the latest S$428K sale now sits above the average 3-room price in Jurong West over the past three months, which stands at around S$423K.
Looking at quarterly trends for both segments, the price gap has clearly tightened. The price difference between 2-room and 3-room flats is now around 8%, compared with about 13% in the previous quarter.
Closing gap between 2-room and 3-room prices
Since January 2025, 2-room resale prices in Jurong West have risen by about 17%. In contrast, 3-room prices have slipped slightly by around 0.3%. These diverging movements have technically closed the price gap between the two segments by December.
So far this month, two 2-room flats in Jurong West have sold at an average of S$399K, while eight 3-room flats were transacted at an average of S$396K. In other words, some buyers are now paying more for a smaller 2-room flat than they would for a larger 3-room home.
This shift creates a rare window of opportunity for buyers who are eyeing more space. With 3-room prices momentarily lagging behind, households that have been considering an upgrade may find it easier to secure a bigger flat without stretching their budget much further. At the time of writing, active listings on 99.co show 3-room flats in Jurong West starting from about S$320K.
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Tampines: New record of S$465K for 2-room HDB flat
Over in the East, a 2-room flat at Tampines Greenleaf hit a new milestone when it changed hands for S$465K early this month. Located at Block 522A Tampines Central 7, the top-floor unit spans 506 sqft, which works out to about S$918 psf. The lease for the flat, which began in 2015, still had a healthy 88 years and 9 months left at the time of the transaction.
Not only for the absolute price, this record-breaking transaction in December also marked the first time a 2-room flat in Tampines was sold for above S$900 psf. The previous record for the unit type was set in May 2025, also in the same estate. A similar mid-floor unit at Block 524B Tampines Greenleaf was transacted for S$440K, translating to S$869 psf.
Most expensive 2-room flats in Tampines
Tampines Greenleaf was the first in the town to see a 2-room flat cross the S$400K mark. The record-breaking sale came in February 2025, when a unit at Block 524B went for S$419K.
Since then, the project has continued to lead the segment. Of the 10 highest-priced 2-room flats in Tampines to date, eight are from Tampines Greenleaf. The only other HDB projects that make the list are The Premiere @ Tampines and Tampines Ria.
| Date | Address | Size (sqft) | Price (S$) | PSF (S$) | Lease Start |
| 12/2025 | 522A Tampines Central 7 | 506 | 465K | 918 | 2015 |
| 05/2025 | 524B Tampines Central 7 | 506 | 440K | 869 | 2015 |
| 06/2025 | 515A Tampines Central 7 | 538 | 435K | 808 | 2008 |
| 10/2025 | 522A Tampines Central 7 | 506 | 425K | 839 | 2015 |
| 04/2025 | 523B Tampines Central 7 | 506 | 425K | 839 | 2015 |
| 06/2025 | 523B Tampines Central 7 | 506 | 420K | 830 | 2015 |
| 02/2025 | 524B Tampines Central 7 | 506 | 419K | 828 | 2015 |
| 07/2025 | 499B Tampines Avenue 9 | 495 | 412K | 832 | 2014 |
| 10/2023 | 522A Tampines Central 7 | 506 | 395K | 780 | 2015 |
| 09/2024 | 523B Tampines Central 7 | 506 | 395K | 780 | 2015 |
Resale price trend at Tampines Greenleaf
In a broader market context, 2-room flats in Tampines Greenleaf have seen exceptional performance when compared to the overall growth of such flats across Singapore in the past 5 years.
Since 2021, when the flats started to enter the resale market, average prices for 2-room units at Tampines Greenleaf have risen by 48.44%. In comparison, the nationwide growth rate for this flat type over the same period is 35.72%.
However, this upward momentum is not limited to the 2-room units within the estate. The overall development has also outperformed the broader HDB market in Singapore. In the last 5 years, Tampines Greenleaf resale prices have grown by 33.62%, while the national average lags at 27.19%.
Tampines Greenleaf continues to stand out in the resale market because it offers a rare blend of accessibility and everyday convenience that buyers look for in the East. The project sits within walking distance of Tampines Central, where residents can find major malls and the MRT station serving the East West (EWL) and Downtown (DTL) lines.
Its 2011 completion also makes it one of the newer clusters in the mature estate, which gives it a natural edge in terms of lease balance and unit condition.
2-room and 3-room resale prices in Tampines
With 2-room resale prices hitting a new high in December, the flat type has once again inched closer to its larger 3-room counterpart. The latest S$465K sale at Tampines Greenleaf sits about S$20K above the average price of 2-room units transacted in Tampines over the past three months (September to November 2025).
Meanwhile, 3-room flats averaged around S$514K during the same period. The gap is still clear indeed, but the broader trend shows a meaningful shift: the difference between 2-room and 3-room prices in Tampines has tightened noticeably compared to the last quarter.
Back in the third quarter of 2025, the price gap between the two segments hovered around 22%. In the current quarter, it has narrowed to roughly 12%, driven by the continued climb in 2-room resale prices.
Since January, the average resale price of 2-room flats in Tampines has jumped about 25%, while 3-room units have risen by only around 4%.
This emerging price trend could start to influence buyer behaviour, especially as larger 3-room flats in Tampines now look like better value for the space they offer. With 2-room prices climbing faster, some buyers may feel the stretch and naturally compare upwards.
At the time of writing, current active listings on 99.co show 3-room flats starting from S$425K, which makes the jump to a bigger flat feel more justifiable for those who can manage the budget.
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Wrapping up
Recent transactions in Jurong West and Tampines show that 2-room flats in well-located clusters are now keeping pace with this year’s broader price growth, and in some cases even edging above larger units.
This shift does not just highlight rising competition for compact units; it also reframes how buyers assess value across flat types. For some households, stretched 2-room prices may prompt a rethink towards 3-room homes, while sellers will be watching to see if these new patterns continue into the new year.
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