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A Bedok 5-Room HDB Just Sold For A Record $1.45M

A 1,215 sq ft five-room flat at Bedok South Horizon has just sold for $1.45 million, the highest price ever paid for a five-room HDB resale flat in Bedok.

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PropAce Institutional Advisory
Quantitative Estate Research & Regulatory Strategy

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PropAce A Bedok 5-Room HDB Just Sold For A Record $1.45M
PropAce A Bedok 5-Room HDB Just Sold For A Record $1.45M

A 1,215 sq ft five-room flat at Bedok South Horizon has just sold for $1.45 million, the highest price ever paid for a five-room HDB resale flat in Bedok. The unit at 153B Bedok South Road, between the 16th and 18th floors, closed at $1,192 psf earlier this week — and the same block had already reset Bedok’s five-room record three months before (Stacked Homes, 2026).

This is not a one-off. Bedok South Horizon is fast becoming the address for record-setting HDB resale prices in that part of the East Coast, and the latest deal is the second time in three months that block 153B has rewritten the record books.

Key takeaways

  • A 1,215 sq ft five-room flat at 153B Bedok South Road sold for $1.45 million, or $1,192 psf, setting a new Bedok resale record for five-room flats (Stacked Homes, 2026).
  • The same block and floor band produced the previous five-room record in May 2026, when another unit went for $1,400,000, or $1,151 psf (Stacked Homes, 2026).
  • All of the top five most expensive five-room HDB resale transactions in Bedok now involve Bedok South Horizon: two at block 153B and three at the next-door block, 153C Bedok South Road (Stacked Homes, 2026).
  • Bedok South Horizon is a 940-unit Build-To-Order (BTO) project in District 16, launched in the November 2016 BTO sales exercise. Most of its flats became resale-eligible after clearing their minimum occupation period (MOP) earlier this year (Stacked Homes, 2026).
  • The wider Bedok market is moving too: the median four-room HDB resale flat in Bedok reached S$692 psf in 2026-Q3, up 6.5 per cent year-on-year (HDB resale data via data.gov.sg, 2026).

The record, in numbers

The latest sale is straightforward to size up. The five-room unit at 153B Bedok South Road spans 1,215 sq ft and fetched $1.45 million, translating to $1,192 psf. The buyer paid for a high-floor unit, with the flat sitting between the 16th and 18th floors (Stacked Homes, 2026).

That price did not come out of nowhere. In May 2026, another unit in the same block and floor band sold for $1,400,000, or $1,151 psf, which was itself a record at the time. Three months earlier, in April, a four-room flat at the same project changed hands for $1.17 million, or 1,169 psf (Stacked Homes, 2026).

The pattern extends across both blocks in the development. Between May and August, five separate resale transactions at blocks 153B and 153C Bedok South Road saw flats go for over $1.2 million — a price level that the rest of Bedok’s resale HDB flats are rarely able to command (Stacked Homes, 2026).

Look at the top five five-room resale deals in Bedok and the concentration is stark. Two of those deals are at 153B; the other three involve units at 153C Bedok South Road, the block next door (Stacked Homes, 2026). In short, Bedok South Horizon has effectively cornered the top end of the five-room resale market in Bedok.

Why this BTO project is different

Bedok South Horizon is not a typical HDB estate. It is a 940-unit Build-To-Order project made up of eight residential blocks, with a mix of three- to five-room flats. The project sits at the junction of Bedok South Road and Upper East Coast Road — a location that gives it a connectivity advantage, even if the sources do not name a specific MRT line (Stacked Homes, 2026).

Geography is only part of it. The project is in District 16, and most of its flats became eligible for resale only after clearing MOP earlier this year (Stacked Homes, 2026). That means the market is still in the early stages of pricing these units. When a fresh BTO project enters the resale market, the first wave of transactions often sets the benchmark for everything that follows. Bedok South Horizon has set that benchmark high.

What is driving the prices? The report attributes the trend to a combination of market timing, transport connectivity, and a recent policy shift (Stacked Homes, 2026). The source does not name the policy shift, but the direction is clear enough: buyers are paying a premium for a project that is new, well-located, and on the market at a time when resale records are being tested across Singapore.

There is also a scarcity angle. The number of units in each block is relatively small, which limits the pool of comparable listings. When five-room supply at Bedok South Horizon is thin, each high-floor unit can command outsized interest.

What the wider Bedok data says

The Bedok South Horizon records are being set against a resale market that has been grinding upward. The median four-room HDB resale flat in Bedok reached S$692 psf in 2026-Q3, up 6.5 per cent year-on-year (HDB resale data via data.gov.sg, 2026). Most Bedok flats are still nowhere near the million-dollar mark, but the direction of travel is unmistakable.

The private market in the same district is also trading higher. Private homes in District 16 fetched a median price of S$1,706 psf in 2026-Q3, up 9.0 per cent year-on-year, across 1,573 transactions over the past 12 months (URA caveat data, 2026). That matters because every HDB record in Bedok is being set in a district where private housing is getting more expensive too.

Zoom out, and the national picture is more uneven. Islandwide HDB prices were S$652 psf in 2026-Q2 — exactly 0.0 per cent above the previous peak of S$652 psf, yet still 57.5 per cent above the trough of S$414 psf (URA caveat data, 2026). In other words, HDB prices have plateaued at the top rather than climbing cleanly past it.

Private prices tell a slightly different story. Islandwide private prices averaged S$2,038 psf in 2026-Q2, which is 6.8 per cent below the S$2,186 psf peak but 33.3 per cent above the S$1,529 psf trough (URA caveat data, 2026). Private values are still recovering from their high-water mark, while HDB prices sit at it.

There is also a notable split within the private market itself. Across the private transaction record, prime-core (CCR) homes have averaged S$2,443 psf, city-fringe (RCR) homes S$2,078 psf, and suburban (OCR) homes S$1,552 psf (URA caveat data, 2026). Even the suburban private average is above the S$1,192 psf that this Bedok HDB flat achieved.

For buyers, the gap between new and resale private homes is just as relevant. New-launch private homes averaged S$2,304 psf against S$1,595 psf for resale — a roughly 44 per cent premium (URA caveat data, 2026). When new private homes carry that kind of premium, a near-new, high-floor HDB resale flat at record prices can still look comparatively accessible.

More supply is on the way

The Bedok South Horizon records are about to face a test. Bedok South Horizon was one of four Bedok BTO projects launched in the November 2016 BTO sales exercise. The others were the 500-unit Bedok Beacon, the 215-unit Bedok North Vale, and the 357-unit Bedok North Woods (Stacked Homes, 2026).

Together, those four developments account for over 2,000 flats that will complete their minimum occupation period between 2026 and 2027. That means more resale-eligible flats are set to enter Bedok’s resale market over the next 12 months or so (Stacked Homes, 2026).

This is the supply wave that could change the pricing dynamics. Right now, Bedok South Horizon’s top transactions are commanding a clear premium because the pool of comparable flats is small. That pool is about to get much larger. Whether the current records hold, or whether a wave of resale listings cools buyer urgency, will be one of the more interesting questions for Bedok’s resale market over the next year.

What seems less likely to disappear is the project’s positioning. A BTO development that is young, well-located, and already established as the top of Bedok’s five-room market will not easily lose its place at the top. But with more flats entering the market in the same window, buyers may not have to chase the next record quite as aggressively.

FAQ

What is the new Bedok five-room HDB resale record?

A 1,215 sq ft five-room flat at 153B Bedok South Road sold for $1.45 million, or $1,192 psf. The unit is between the 16th and 18th floors and closed earlier this week (Stacked Homes, 2026).

Statutory Source: Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

Had the same block broken the record before?

Yes. In May 2026, another unit in the same block and floor band sold for $1.4 million, or $1,151 psf, which was the five-room record at that time (Stacked Homes, 2026).

Statutory Source: Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

Why is Bedok South Horizon fetching record prices?

The project is a 940-unit BTO development in District 16, located at the junction of Bedok South Road and Upper East Coast Road. Most of its flats became resale-eligible after clearing MOP this year. The factors cited include market timing, transport connectivity, and a recent policy shift (Stacked Homes, 2026).

Statutory Source: Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

Are the top five-room transactions in Bedok all from this project?

Yes. The top five most expensive five-room resale transactions in Bedok involve units at Bedok South Horizon: two at block 153B and three at the next-door block, 153C Bedok South Road (Stacked Homes, 2026).

Statutory Source: Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

How is the wider Bedok resale market performing?

The median four-room HDB resale flat in Bedok reached S$692 psf in 2026-Q3, up 6.5 per cent year-on-year (HDB resale data via data.gov.sg, 2026). Private homes in District 16 fetched a median S$1,706 psf in the same quarter, up 9.0 per cent year-on-year (URA caveat data, 2026).

Statutory Source: Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

By the numbers

``` HDB PSF momentum by town — QoQ %

Queenstown +7.5% ██████████████████████ Toa Payoh +7.5% ██████████████████████ Marine Parade +4.1% ████████████ Pasir Ris +2.9% █████████ Bedok +2.6% ████████ Bukit Merah +2.2% ██████ Serangoon +2.0% ██████ Choa Chu Kang +0.9% ███ Punggol +0.3% █ Clementi +0.1% █ ```

TownMedian PSFQoQYoYTxns (3mo)
Queenstown$958▲ 7.5%▲ 6.8%218
Toa Payoh$833▲ 7.5%▲ 7.8%252
Marine Parade$713▲ 4.1%▲ 6.1%35
Pasir Ris$599▲ 2.9%▲ 1.5%235
Bedok$642▲ 2.6%▲ 2.6%375
Bukit Merah$823▲ 2.2%▲ 1.1%234
Serangoon$668▲ 2.0%▲ 0.8%115
Choa Chu Kang$532▲ 0.9%— 0.0%290
Punggol$688▲ 0.3%▲ 0.6%505
Clementi$761▲ 0.1%▲ 4.2%128

_Data: PropAce Institutional Advisory analysis of URA/HDB transaction data — rolling 3-month average PSF, HDB, 2026-06..2026-08. Directional; confirm before acting._

Sources

  • HDB resale data (via data.gov.sg), compiled by PropAce Institutional Advisory— 2026-Q3.
  • URA caveat data, compiled by PropAce Institutional Advisory— 2026-Q3.
  • URA caveat data, compiled by PropAce Institutional Advisory— 2026-Q2.
  • URA caveat data, compiled by PropAce Institutional Advisory.

References

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Frequently Asked Questions

What is the new Bedok five-room HDB resale record?

A 1,215 sq ft five-room flat at 153B Bedok South Road sold for $1.45 million, or $1,192 psf. The unit is between the 16th and 18th floors and closed earlier this week (Stacked Homes, 2026). Statutory Source:** Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

Had the same block broken the record before?

Yes. In May 2026, another unit in the same block and floor band sold for $1.4 million, or $1,151 psf, which was the five-room record at that time (Stacked Homes, 2026). Statutory Source:** Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

Why is Bedok South Horizon fetching record prices?

The project is a 940-unit BTO development in District 16, located at the junction of Bedok South Road and Upper East Coast Road. Most of its flats became resale-eligible after clearing MOP this year. The factors cited include market timing, transport connectivity, and a recent policy shift (Stacked Homes, 2026). Statutory Source:** Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

Are the top five-room transactions in Bedok all from this project?

Yes. The top five most expensive five-room resale transactions in Bedok involve units at Bedok South Horizon: two at block 153B and three at the next-door block, 153C Bedok South Road (Stacked Homes, 2026). Statutory Source:** Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

How is the wider Bedok resale market performing?

The median four-room HDB resale flat in Bedok reached S$692 psf in 2026-Q3, up 6.5 per cent year-on-year (HDB resale data via data.gov.sg, 2026). Private homes in District 16 fetched a median S$1,706 psf in the same quarter, up 9.0 per cent year-on-year (URA caveat data, 2026). Statutory Source:** Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines

Statutory References & Citations

  • Housing & Development Board (HDB) (2026). Housing and Development Act (Cap. 129). Singapore: Ministry of National Development.
  • Singapore Land Authority (SLA) (2026). Land Titles Act (Cap. 157) & Conveyancing Registration Framework. Singapore: SLA.
Statutory Disclaimer: This guide is published for strategic, educational, and institutional planning purposes only and does not constitute formal legal, taxation, or financial advice. All property transactions, stamp duty remissions, and financing structures should be formally verified with qualified Singapore legal counsel and certified tax advisors.

Contains information from Statutory Property Regulations, IRAS & MAS Schedules and URA Singapore Planning Framework accessed from iras.gov.sg, mas.gov.sg & data.gov.sg, made available under the Singapore Open Data Licence version 1.0.