HDB publishes a median resale price for each town and flat type every quarter. For 3-room flats in Queenstown, the last four were $481,000, $429,500, $500,000 and $535,900. The latest is 25% above the figure two quarters earlier.
Two bands with nothing between them
From July 2025 to June 2026, 294 three-room flats were resold in Queenstown. 188 had leases that began between 1967 and 1979. They sold for between $290,000 and $580,000, with a median of $383,000. The other 106 had leases that began between 2008 and 2022. They sold for between $620,000 and $920,000, with a median of $792,500.
The dearest older flat sold for $40,000 less than the cheapest newer one, and no 3-room flat sold for a price between the two. Only 31 of the 294 sold for $500,000 to under $700,000.
The two groups are about the same size, with median floor areas of 65 and 63 square metres. The newer flats sold at a median of $12,392 per square metre and the older ones at $5,971, about 2.1 times as much. The middle flat in the older group has a lease from 1974, which leaves about 47 years in 2026. The middle flat in the newer group has a lease from 2018, which leaves about 91 years.
Of the 106 newer flats, 57 were on Dawson Road, 13 on Ghim Moh Link, 12 on Commonwealth Drive, 11 on Strathmore Avenue, 7 on Tanglin Halt Road and 6 on three other streets.
The median follows the mix
| Quarter | Published median | Newer flats sold | Older flats' median | Newer flats' median |
|---|---|---|---|---|
| Q3 2025 | $481,000 | 17 of 59 (29%) | $406,500 | $750,000 |
| Q4 2025 | $429,500 | 13 of 52 (25%) | $385,000 | $798,000 |
| Q1 2026 | $500,000 | 36 of 93 (39%) | $380,000 | $799,000 |
| Q2 2026 | $535,900 | 40 of 90 (44%) | $362,400 | $803,500 |
Source: Resale flat prices (Housing & Development Board, via data.gov.sg), Jul 2025 – Jun 2026. Extracted 5 Oct 2026.
The published median is HDB's own figure for all 3-room sales. Newer flats are those with leases from 2008 onwards, shown as a share of all 3-room sales in the quarter; older flats have leases from 1967 to 1979. The two group medians are calculated from HDB's transaction records, rounded to the nearest $100.
In the fourth quarter of 2025, 13 of the 52 three-room flats sold, 25%, were the newer kind. In the second quarter of 2026 it was 40 of 90, or 44%. As the share of newer flats rose, the middle of the list moved up towards the gap between the two bands.
Inside each band, prices did not rise by anything like 25%. The older flats' median was $385,000 in the fourth quarter of 2025 and about $362,400 in the second quarter of 2026, which is 6% lower. The newer flats' median was $798,000 and then $803,500, which is 0.7% higher.
The median of all 3-room sales calculated from the same records rose from $412,500 to $477,944 between those two quarters, or 16%, while HDB's published median rose 25%. So the records show the same direction as the published figure and a smaller rise, with no rise of that size inside either band.
How little it takes to move it
Line up the 90 three-room sales of the second quarter of 2026 by price. The 45th and 46th are $475,888 and $480,000, which gives a median of $477,944 from the records. The 49th is $535,888, and the 51st is $620,000. So a median calculated three or four places further up the list is about $58,000 higher.
That is the size of the difference between the median calculated from the records, $477,944, and the median HDB published, $535,900. HDB's published figure is the official one. The point here is only that in this town a handful of sales more or fewer changes the 3-room median by tens of thousands of dollars.
Only 4 of the 90 sales in the quarter were within 10% of the published median, that is, between about $482,300 and $589,500.
The same question is examined for 4-room flats in another town in the Ang Mo Kio 4-room median analysis.