2 Room HDB Rental Yield
Last updated: 23 June 2026
From June 2025 to May 2026, the median 2 Room HDB rental yield was 7.34% across 8 Singapore towns. Among towns with sufficient transaction volume, estimated yields ranged from 7.11% in Sengkang to 10.34% in Bukit Merah, a spread of 3.23 percentage points. Bukit Merah recorded the highest yield, supported by a median resale price of $290,000 and median monthly rent of $2,500.
10.34%
7.11%
Bukit Merah
2 Room HDB Rental Yield and Rental Trend
This chart tracks monthly estimated rental yield and rental transaction volume
for 2 Room HDB flats from June 2025 to May 2026.
Highest Yield Towns for 2 Room HDB Flats
Bukit Merah
10.34% yield
$2,500 median rent
Bukit Batok
7.89% yield
$2,500 median rent
Yishun
7.73% yield
$2,350 median rent
Woodlands
7.41% yield
$2,300 median rent
Lowest Yield Towns for 2 Room HDB Flats
Sengkang
7.11% yield
$2,300 median rent
Hougang
7.25% yield
$2,300 median rent
Sembawang
7.26% yield
$2,300 median rent
Punggol
7.27% yield
$2,400 median rent
Most Expensive 2 Room HDB Rentals
Median rent shows the typical market level, while individual rental records can highlight the upper end of the 2 Room HDB rental market.
From June 2025 to May 2026, the four most expensive recorded monthly rentals were:
$4,000
Bukit Merah
48 Moh Guan Ter
March 2026
$3,500
Queenstown
26 Ghim Moh Link
January 2026
$3,200
Bukit Merah
34 Jln Bt Ho Swee
March 2026
$3,200
Central Area
32 New Mkt Rd
December 2025
These are individual rental transactions and may not reflect typical market rents.
Monthly rent can vary depending on factors such as flat condition, furnishings, floor level, lease duration and location.
2 Room HDB Rental Yield Ranking by Town
This table ranks towns by estimated gross rental yield, calculated as annualised median monthly rent
divided by median resale price. To keep the comparison meaningful, only towns with sufficient resale and rental activity
during the rolling 12-month period are included.
| Rank | Town | Median Resale Price | Median Monthly Rent | Rental Yield | Resale Txns | Rental Txns |
|---|---|---|---|---|---|---|
| 1 | Bukit Merah | $290,000 | $2,500 | 10.34% | 34 | 89 |
| 2 | Bukit Batok | $380,000 | $2,500 | 7.89% | 78 | 171 |
| 3 | Yishun | $365,000 | $2,350 | 7.73% | 67 | 87 |
| 4 | Woodlands | $372,500 | $2,300 | 7.41% | 40 | 71 |
| 5 | Punggol | $396,400 | $2,400 | 7.27% | 104 | 127 |
| 6 | Sembawang | $380,000 | $2,300 | 7.26% | 115 | 142 |
| 7 | Hougang | $380,444 | $2,300 | 7.25% | 52 | 64 |
| 8 | Sengkang | $388,000 | $2,300 | 7.11% | 70 | 107 |
Compare HDB Rental Yields by Flat Type
Compare median town-level rental yields across major HDB flat types in Singapore.
| Flat Type | Median Yield | Highest Yield | Qualified Towns |
|---|---|---|---|
| 2 Room | 7.34% | 10.34% | 8 |
| 3 Room | 7.40% | 8.92% | 24 |
| 4 Room | 6.14% | 7.78% | 25 |
| 5 Room | 5.32% | 6.94% | 24 |
| Executive | 4.95% | 5.70% | 15 |
Methodology
Gross rental yield is estimated by dividing annualised median monthly rent by median resale price.
As a gross yield measure, it excludes property tax, maintenance fees, vacancy periods, agent fees,
renovation costs, financing costs and other ownership expenses. Town-level rankings include only towns
with sufficient resale and rental transaction activity over the latest rolling 12-month period to support
meaningful comparisons.
2 Room HDB Rental Yield FAQs
What is the median 2 Room HDB rental yield in Singapore?
From June 2025 to May 2026, the median town-level 2 Room HDB rental yield in Singapore was 7.34%, based on 560 resale transactions and 858 rental transactions across 8 towns.
Which town has the highest 2 Room HDB rental yield?
Bukit Merah recorded the highest estimated 2 Room HDB rental yield at 10.34%, based on a median resale price of $290,000 and median monthly rent of $2,500.
Which town has the lowest 2 Room HDB rental yield?
Sengkang recorded the lowest estimated 2 Room HDB rental yield at 7.11%, based on a median resale price of $388,000 and median monthly rent of $2,300.
Which town recorded the highest 2 Room HDB monthly rent?
From June 2025 to May 2026, the highest recorded monthly rent for a 2 Room HDB flat was $4,000 in Bukit Merah at 48 Moh Guan Ter in March 2026.
Which towns offer the best rental yields for 2 Room HDB flats?
From June 2025 to May 2026, Bukit Merah, Bukit Batok, and Yishun recorded the highest estimated rental yields for 2 Room HDB flats among towns with sufficient transaction volume.
Which towns have the lowest rental yields for 2 Room HDB flats?
From June 2025 to May 2026, Sengkang, Hougang, and Sembawang recorded the lowest estimated rental yields for 2 Room HDB flats among towns with sufficient transaction volume.
How is 2 Room HDB rental yield calculated?
2 Room HDB rental yield is calculated as annualised median monthly rent divided by median resale price, then multiplied by 100. For example, a flat with median monthly rent of $2,500 and median resale price of $290,000 would have an estimated gross rental yield of 10.34%.
Does a higher 2 Room HDB rental yield mean a better investment?
Not necessarily. Rental yield measures rental income relative to resale price, but it does not account for capital appreciation, vacancy periods, property tax, maintenance costs, agent fees, renovation costs, financing costs or lease decay.
How often is the 2 Room HDB rental yield data updated?
This page is refreshed when new HDB resale and rental transaction data is available. It was last updated on 23 June 2026 and currently uses the rolling 12-month period from June 2025 to May 2026.