“The best way to predict the future is to create it.” — Peter Drucker
Imagine it is August and you stand ready to decide. You want clarity on where the resale market is heading and what recent data means for your budget and timing.
Q2 showed prices rising 0.9% quarter-on-quarter, the slowest increase since Q2 2020, while 7,102 units changed hands. That mix of modest growth and active transactions gives you room to negotiate.
You will compare the 1H trend—2.5% index growth versus last year’s 4.2%—and see how softer momentum can translate into better value for informed buyers.
Buyers who map lease balance, layout, and local catalysts will spot opportunities beyond headline news. If you want tailored help, Whatsapp BuySellRent for a discovery session that turns data into a clear plan.
Key Takeaways
- Prices rose modestly in Q2, signaling a cooler pace and negotiation potential.
- Transaction volume stayed resilient with over 7,000 units traded.
- First-half index growth slowed versus last year, offering buying leverage.
- Focus on unit fundamentals, not just asking price or media headlines.
- Message BuySellRent on Whatsapp for a tailored, data-driven plan.
August 2025 at a glance: What today’s data signals for tomorrow’s HDB resale demand
Imagine you step into August armed with clearer signals, not noise. Softer growth in the index suggests a more balanced marketplace where buyers have more room to act.
Q2 recorded a +0.9% QoQ uptick in the resale index — the slowest since Q2 2020 — while sales held firm at 7,102 units (+7.8% QoQ). That mix of mild growth and steady volume tends to mean more viewings and more realistic offers, not price frenzies.
Shifts are visible: buyers favor well-located, newer flats with strong attributes. At the same time, waiting times for BTO launches — including notable July and October sites — could pull some first-timers away from the resale channel.
Key takeaway: Softer price growth, resilient sales, shifting preferences
- Smaller gains point to a calmer month where negotiation works in your favor.
- Use neighborhood-level data to judge if a flat’s asking price fits local value ranges.
- Analysts expect 27,000–28,000 total resales this year and modest price growth of 4%–5% — so quality flats can still see rising floors.
Decide faster. BuySellRent streamlines your checks and negotiation plan — Whatsapp us for a discovery session and we map units, timeframes, and strategy with you.
Singapore HDB resale demand August 2025: The forward view grounded in Q2 data
Imagine Q2 as a compass for your next move. Small shifts in the index change bargaining power and listing behavior more than headlines suggest.
Why the smallest quarterly price increase since 2020 matters
View Q2 as a compass: small shifts today shape negotiating power in August. A 0.9% uptick tempers exuberance while keeping confidence intact. That helps sellers set more rational asking prices and gives you room to press on renovation, floor, and lease gaps.
How Q2 resale volume sets the tone for August seasonality
The 7,102 sales figure signals steady activity. More viewings and fresh listings often follow, which raises the chance of realistic seller adjustments during the school and post-BTO period.
Use Q2 data to set bid ceilings, stress-test comps at the block level, and avoid emotional offers.
- Translate sales volume into likely listing supply and negotiation windows.
- Target supply pockets—near-MOP clusters and rightsize listings—for better value.
- Calibrate financing buffers even with slower growth; act when a fair price appears.
For a data-backed plan and valuation checks, see the Q2 sales briefing and Whatsapp BuySellRent for a discovery session.
Q2 2025 HDB resale snapshot: Prices, volume, momentum
Imagine you read the numbers and leave with a clear offer range.
The second quarter brought a gentle lift in values alongside steady sales activity. The resale price index rose 0.9% quarter-on-quarter. Cumulative growth for 1H was +2.5%, down from +4.2% in the same period last year.
Resale Price Index: 0.9% QoQ; 2.5% growth in 1H
What 0.9% means for you: set a tighter offer band. Use the index to define your ceiling, target premium, and walk-away point. Small gains shift bargaining power back toward buyers in many estates.
Resale volume: 7,102 units in Q2; trajectory versus 2024
Q2 recorded 7,102 units — the highest in three quarters and up 7.8% QoQ, but 3.4% below the same quarter last year. 1H volume reached 13,692 and the year projection sits at 27,000–28,000 units.
Use block-level comps and listing durations to spot sellers likely to adjust price expectations.
- Translate the index into an offer band for each flat type and age bracket.
- Treat 7,102 units as added liquidity—more choices and clearer comps.
- Compare 1H growth with last year to find towns where momentum has cooled.
- Let BuySellRent validate the data quickly so you move with confidence — Whatsapp us for a discovery session.
| Metric | Q2 | 1H |
|---|---|---|
| Price change (QoQ) | +0.9% | — |
| Cumulative growth (year) | — | +2.5% (vs 4.2% last year) |
| Units / sales (volume) | 7,102 units | 13,692 units |
| Full-year projection | 27,000–28,000 units | |
Million-dollar flats and pricing tiers: Where demand is most intense
Imagine a pocket of premium listings that resets expectations across nearby neighbourhoods.
Million-dollar flats now form a distinct pocket of activity. Q2 recorded 415 seven-figure trades and 763 in 1H, with 897 by Jul 25. The share of million-dollar resales is nearing 6% YTD and the year may reach 1,300–1,500 deals.
Below the top tier, the S$800k–S$900k band is growing. That band made up 8.7% of YTD transactions as of Jun 11. Median resale price for Jan–May sits at S$625k, up 47.1% versus 2020.
What this means for you: high-tier concentration signals scarce, centrally located value. Use block-level comps to judge if a resale flat justifies a premium.
- Differentiate bids for S$800k–S$900k flats versus million-dollar listings.
- Prioritise attributes—lease balance, MRT proximity, and renovations—when assessing price premiums.
- Lean on BuySellRent to filter noise and surface value in your preferred estate. Whatsapp us for a discovery session.
Locations to watch: Central Area, Toa Payoh, Queenstown and beyond
Imagine a few pockets setting the pricing tone as premium four-room sales cluster.
Median four-room prices crossing S$1 million: composition effects
Central Area medians hit about S$1.2m, helped by concentrated deals at Pinnacle@Duxton where 11 of 20 four-room trades cleared S$1m.
These composition effects — newer, better-located flats making up a larger share of sales — pushed town medians higher even when wider supply stayed steady.
Pipeline MOP flats in Queenstown and Toa Payoh and spillovers
Queenstown recorded 69 four-room resales in Q2; 33 were S$1m+. Near-MOP clusters on Strathmore Ave and Dawson Rd keep bids active as units reach eligibility.
In Toa Payoh many four-room trades came from Bidadari Park Dr and Alkaff Crescent. About 37% had >94 years lease and roughly 51% crossed S$1m.
Watch stack, orientation and lease balance closely — micro differences often explain price gaps within the same block.
Broaden your search when core locations stretch affordability. If you want a focused map of likely units before they list, BuySellRent can help. Whatsapp us for a discovery session and we’ll line up viewings timed to MOP cohorts and market signals.
Supply story for 2025-2027: BTO ramp-up, SWT flats, and MOP pipeline
Imagine a clearer map of supply that helps you time bids and avoid peak competition.
A multi-year supply wave is reshaping how buyers and sellers time their moves. The development board plans about 55,000 BTO flats between 2025 and 2027, including Mount Pleasant and the Greater Southern Waterfront.
Shorter waiting and BTO lift
Shorter waiting inventories expand quickly. About 4,500 SWT flats arrive in 2025, then roughly 4,000 yearly afterward. That reduces waiting times and eases urgency-driven offers in the next few years.
MOP cohorts and listing cadence
The minimum occupation period pipeline will add listings steadily: 8,000 in 2025, 13,500 in 2026, 15,000 in 2027, and 19,500 in 2028. Expect an increase in listings as owners hit occupation milestones.
“Use the supply arc to choose when to bid and where to wait.”
- More BTOs buffer the resale channel by giving first-timers direct housing choices.
- SWT stock shortens waiting times and cools hurried purchases.
- Plan around MOP releases and nearby private residential completions when you time your search.
BuySellRent can map this multi-year number for your estate and timing. Whatsapp us for a discovery session.
Cooling measures, affordability, and policy watch
Imagine cooling measures and loan caps as the background rhythm that sets how you bid and where you draw ceilings.
Cooling and loan caps are real constraints. The current HDB loan LTV at 75% trims your mortgage headroom. That changes monthly cash flow and your tolerance for higher asking prices.
Expect affordability limits to create natural price resistance in the market. That resistance gives buyers negotiation leverage at clear breakpoints.
Lower LTV’s influence on budgets and price resistance
Run scenarios with the 75% LTV to see your true budget and monthly carry. Stress-test them under higher rates and set buffers for renovation and furnishing.
Possible removal of the 15-month wait-out: timing and impact
If the wait-out is lifted, some private owners may re-enter the hdb resale market, raising supply in targeted towns. That could soften asking prices in certain submarkets after a short lag.
Action: fold policy moves into your offer strategy and monitor news closely to avoid timing surprises.
- Calculate how lower LTV caps reshape your bid ceiling and monthly cash flow.
- Anticipate where affordability creates resistance and use it when negotiating.
- Prepare for a returning pool of private owners if the 15-month rule changes.
- Coordinate with BuySellRent — Whatsapp us for a discovery session to map policy impact to flats you target.
Private residential interplay: Prices stabilize as launches ebb and flow
Imagine a launch calendar that nudges buyers to pause or press ahead. Modest private price growth and uneven new supply now guide upgrader choices across estates.
The URA PPI rose 1.0% QoQ in Q2 (1H +1.8%). CCR led with +3.0%, OCR +1.1%, while RCR eased -1.1%. Landed values rose 2.2%.
Developers’ sales dropped to 1,212 units as launches slowed. Private resale transactions stayed lively at 3,647 units (+2.3% QoQ), forming 71.1% of Q2 private sales. Q3 brings a >3,400-unit pipeline and a likely CCR recovery.
URA PPI: Modest growth and what it means for upgraders
Use these signals to judge whether to wait for new launches or move on a private resale. When private property prices tick up modestly, some owners delay upgrades. Others list early to capture stronger pricing.
Action: compare unit-level data—size, facing, and quantum—before choosing between flats and private homes.
- Watch launch flow: ebbs shift buyers back to flats and tighten negotiation windows.
- Consider private resale liquidity versus new sales incentives when sizing offers.
- Let BuySellRent map both paths for you — Whatsapp us for a discovery session.
Buyer playbook for August 2025: Navigating demand, prices, and waiting times
Imagine you arrive at the market with a checklist and a lane. Decide early: pursue a ready resale flat, wait for SWT or BTO value, or hunt near‑MOP units that balance modern finishes with quicker move‑in.
Choosing between resale flats, SWT/BTO options, and near‑MOP units
Fast-move resale gives immediate occupancy and clear pricing. SWT and BTO offer lower entry cost but require patience—SWT supply will be about 4,000 units per year and BTO volumes hit roughly 55,000 across the multi‑year pipeline.
Near‑MOP units often deliver modern layouts and shorter waiting times. Use those options when lease balance and renovation need matter more than headline price.
Target price bands and estates: Where value still exists
Calibrate target prices by estate. Align quantum with commute, liveability, and planned transformations in nearby locations.
Practical checklist: shortlist estates, secure pre‑approval, prepare offer templates, and factor renovation costs into your total budget.
- Set your lane: quick resale, near‑MOP opportunity, or SWT/BTO patience.
- Use comps and stack nuance to separate fair asks from overreach.
- Structure a viewing sprint: shortlists, pre‑approved loans, and ready offers to save time.
- Monitor supply catalysts—MOP cohorts and new launches—to pick negotiation windows.
- Split your search across two estates to keep options open and avoid anchoring on a single resale flat.
Partner with BuySellRent to map units, hit price checkpoints, and execute clean offers. Whatsapp us for a discovery session and we’ll align your search to the supply arc and your timeline.
Work with BuySellRent: Turn market data into your next home move
Make noisy property news instantly useful with a single, focused plan. When market signals pile up — +0.9% index growth in Q2, 7,102 sales that quarter, rising million‑dollar share, and a large BTO and SWT pipeline — you need a map, not more numbers.
Whatsapp us for a discovery session to map units, budget, and timing
BuySellRent gives you one-on-one clarity. In a short session you convert raw news into an actionable path: unit targets, budget tiers, and timing windows tied to supply shifts and sales patterns.
- Map priority flats and units by lease, layout, and connectivity.
- Benchmark price and prices bands with recent, hyper-local comps to avoid overpaying.
- Compare resale versus SWT/BTO with clear opportunity costs based on the supply arc.
- Streamline due diligence—lease, defects, and renovation scope—so offers are precise.
- Coordinate viewings and negotiation support to capture timely listings and sales.
Outcome: a focused plan that turns market noise into confident offers and faster closes.
Whatsapp BuySellRent now for a discovery session and move from browsing to buying with confidence.
Conclusion
Imagine a clear, disciplined path forward: act when the right units and sales evidence align with your budget. The Q2 signals — resale prices up +0.9% QoQ and 7,102 Q2 resales — point to calmer growth and steadier negotiation windows.
Composition effects in Central towns, including Toa Payoh and Queenstown, mean you must judge each resale flat on attributes, not town medians. Expect million‑dollar share near 6% YTD and private market shifts to influence timing.
Plan around supply: 55,000 BTO units (2025–2027), ~4,000 SWT yearly, and a ramping MOP pipeline. Watch occupation period milestones and shorter waiting options to time offers.
BuySellRent, Whatsapp us for a discovery session, and turn insight into confident offers that match price, units, and your financing comfort.
FAQ
How have resale flat prices moved through Q2 and what does that mean for August?
Q2 showed the smallest quarterly price increase since 2020, with a 0.9% rise QoQ and about 2.5% growth for 1H. Imagine weaker momentum translating into more negotiating room for buyers in August, especially for flats in non-central estates. Sellers in hot pockets may still hold premium expectations, but overall price pressure has eased.
Is transaction volume holding up as prices cool?
Yes. Q2 recorded 7,102 transactions, indicating resilient sales despite softer price growth. That volume suggests persistent buyer interest, particularly for well-located and well-priced flats. Expect steady activity in August, though seasonal dips in listings can create short-term competition.
Where is demand concentrated by price tier?
Demand is strongest at the high end and popular mid bands. Million-dollar flats are approaching a 6% share year-to-date, with a projected 1,300–1,500 deals this year. At the same time, transactions in the S0k–S0k band are growing, driven by upgraders and families seeking value near central nodes.
Which estates should buyers and investors watch this season?
Central Area, Toa Payoh, Queenstown and certain mature estates are worth watching. Median four-room prices in some central pockets have crossed the S
FAQ
How have resale flat prices moved through Q2 and what does that mean for August?
Q2 showed the smallest quarterly price increase since 2020, with a 0.9% rise QoQ and about 2.5% growth for 1H. Imagine weaker momentum translating into more negotiating room for buyers in August, especially for flats in non-central estates. Sellers in hot pockets may still hold premium expectations, but overall price pressure has eased.
Is transaction volume holding up as prices cool?
Yes. Q2 recorded 7,102 transactions, indicating resilient sales despite softer price growth. That volume suggests persistent buyer interest, particularly for well-located and well-priced flats. Expect steady activity in August, though seasonal dips in listings can create short-term competition.
Where is demand concentrated by price tier?
Demand is strongest at the high end and popular mid bands. Million-dollar flats are approaching a 6% share year-to-date, with a projected 1,300–1,500 deals this year. At the same time, transactions in the S$800k–S$900k band are growing, driven by upgraders and families seeking value near central nodes.
Which estates should buyers and investors watch this season?
Central Area, Toa Payoh, Queenstown and certain mature estates are worth watching. Median four-room prices in some central pockets have crossed the S$1 million mark, and near-MOP supply in Queenstown and Toa Payoh could spill demand into neighbouring suburbs. These dynamics create both opportunities and pockets of premium pricing.
How will the pipeline of new flats affect the market through 2027?
A large supply pipeline matters. Around 55,000 BTO units are planned, with more sites like Mount Pleasant and GSW added. Shorter Waiting Time flats are expanding to roughly 4,000 a year, and MOP supply is set to recover from about 8,000 in 2025 to 19,500 by 2028. That steady influx should moderate price growth over the medium term.
Are cooling measures still affecting buyer budgets?
Yes. Lower loan-to-value limits and tighter mortgage rules continue to influence purchasing power and price resistance. Buyers must factor in smaller loans and higher cash downpayments, which narrows the effective buyer pool and can dampen upside price momentum.
What would removing the 15-month wait-out mean for the market?
Eliminating the 15-month wait-out could shorten the time previous owners are excluded from the market, increasing available listings and supply. That change would likely relieve some upward price pressure and speed up household moves, but timing and policy details will determine the scale of impact.
How does the private residential market affect flats for sale?
Private prices and the URA price index influence upgrader behaviour. Modest growth in private home prices reduces the urgency for some owners to sell and upgrade, while cooling or fewer launches can reroute demand back to mass-market flats, supporting transaction volumes for well-priced units.
For buyers in August, what strategy balances timing, budget, and waiting times?
Consider a three-pronged approach: set target price bands based on comparable sales, weigh SWT and near-MOP options to shorten move-in time, and prioritize estates with long-term demand. Be ready to act when value appears—August often rewards prepared buyers with clarity on Q2 trends and near-term supply.
How can working with a specialist like BuySellRent help you navigate this market?
A dedicated advisor maps current listings to your budget, flags near-MOP and SWT opportunities, and decodes local price tiers. Imagine cutting search time and negotiating smarter—expert guidance turns market data into actionable moves and reduces the guesswork for high-stakes decisions.
million mark, and near-MOP supply in Queenstown and Toa Payoh could spill demand into neighbouring suburbs. These dynamics create both opportunities and pockets of premium pricing.
How will the pipeline of new flats affect the market through 2027?
A large supply pipeline matters. Around 55,000 BTO units are planned, with more sites like Mount Pleasant and GSW added. Shorter Waiting Time flats are expanding to roughly 4,000 a year, and MOP supply is set to recover from about 8,000 in 2025 to 19,500 by 2028. That steady influx should moderate price growth over the medium term.
Are cooling measures still affecting buyer budgets?
Yes. Lower loan-to-value limits and tighter mortgage rules continue to influence purchasing power and price resistance. Buyers must factor in smaller loans and higher cash downpayments, which narrows the effective buyer pool and can dampen upside price momentum.
What would removing the 15-month wait-out mean for the market?
Eliminating the 15-month wait-out could shorten the time previous owners are excluded from the market, increasing available listings and supply. That change would likely relieve some upward price pressure and speed up household moves, but timing and policy details will determine the scale of impact.
How does the private residential market affect flats for sale?
Private prices and the URA price index influence upgrader behaviour. Modest growth in private home prices reduces the urgency for some owners to sell and upgrade, while cooling or fewer launches can reroute demand back to mass-market flats, supporting transaction volumes for well-priced units.
For buyers in August, what strategy balances timing, budget, and waiting times?
Consider a three-pronged approach: set target price bands based on comparable sales, weigh SWT and near-MOP options to shorten move-in time, and prioritize estates with long-term demand. Be ready to act when value appears—August often rewards prepared buyers with clarity on Q2 trends and near-term supply.
How can working with a specialist like BuySellRent help you navigate this market?
A dedicated advisor maps current listings to your budget, flags near-MOP and SWT opportunities, and decodes local price tiers. Imagine cutting search time and negotiating smarter—expert guidance turns market data into actionable moves and reduces the guesswork for high-stakes decisions.
