The HDB resale market is set for a major shift in 2026. With a new batch of flats reaching their Minimum Occupation Period (MOP), supply will increase. But more supply does not always mean lower prices. Buyers and sellers need to understand how these changes affect specific towns.
What Is the 2026 MOP Wave?
In 2026, a significant number of HDB flats across Singapore will hit their 5-year MOP. Once flats reach MOP, owners can sell them on the open market. This release of flats increases the supply in the resale market.
According to HDB and Huttons Data Analytics, the largest batches of upcoming MOP flats will be in:
- Punggol (3,222 units)
- Queenstown (2,409 units)
- Tampines (2,133 units)
- Toa Payoh (1,594 units)
- Bedok (1,440 units)
How Supply Impacts Resale Prices
It might seem like more flats will lower prices. But that depends on where the flats are located. If most MOP flats appear in areas with less demand, prices may not fall in high-demand areas.
Million-dollar flats have set the tone for resale prices in 2025. These units are mostly in central or mature towns. For example, Toa Payoh, Bukit Merah, Queenstown, and Clementi lead with high-value deals.
But the 2026 MOP supply is heavier in towns outside these hotspots. That means competition in high-demand towns may remain tight.
Why Buyers Should Look Beyond Headlines
Just because 9,000+ flats may enter the market doesn’t mean every area will see lower prices. You need to understand where these flats are located.
If you’re eyeing mature towns like Bishan or Bukit Timah, the extra supply may not help much. But if you’re open to towns like Punggol, Bedok, or Tampines, you might find better deals.
This shift is about location, not just numbers. Smart buyers will study both price trends and town-level supply.
Impact on Million-Dollar Flat Trends
Million-dollar flat deals have grown in recent years. In 2025, Toa Payoh topped the list with 271 transactions. Bukit Merah, Queenstown, and Marine Parade also saw sharp rises.
This shows a cluster effect. Buyers looking for prestige or location continue to push up prices in certain towns. The 2026 MOP wave may not impact these pockets as much.
Instead, it could create more options in emerging towns without shifting prices in core areas.
What This Means for Families
Families looking for larger flats or specific schools need to plan carefully. More flats will be available, but you must match your needs with the towns seeing increased supply.
If you need a home in a specific school zone or prefer central access, prepare early. Engage an agent to help you monitor upcoming supply.
If you’re flexible, towns like Punggol or Sengkang offer good-sized flats with lower price pressures.
Tips for Buying During the MOP Wave
- Check Upcoming Supply: Look at which towns have more flats reaching MOP.
- Study Past Transaction Data: Understand price trends in target areas.
- Be Flexible With Locations: Open your search to areas outside the usual hotspots.
- Get Pre-Approval: Know your loan eligibility early.
- Partner With a Real Estate Agent: Gain access to insider data and viewings.
Look Ahead With Confidence
2026 will be a big year for resale buyers. But it will not look the same across all towns. Some areas will offer more choices and stable prices. Others will stay competitive due to limited supply.
At Zaidean, we help families make clear, informed choices. Whether you’re buying your first resale flat or upgrading, we break down trends, calculate affordability, and guide you every step of the way.
Drop us a message to get your own town-specific analysis or explore what resale homes match your goals.
Let’s plan early and buy smart.