Bedok’s First Million-Dollar 4-Room Flat Already Beaten By A New Record In The Same Month – Property Blog Singapore

The recent resale transactions seem to signal that some buyers and sellers are pricing in that uplift in anticipation of the station opening.

Beyond transport, the Bedok South Horizon is close to the upcoming Bayshore precinct, which is being developed as a car-lite neighbourhood with an estimated 12,500 dwelling units from public and private projects.

The Bayshore Drive government land sale (GLS) mixed-use site, with an estimated yield of around 1,280 residential units, forms part of this pipeline. When a precinct-level development like this materialises, the profile and pricing of adjacent resale stock tend to lift over time.

We examined the launch of this government land sale site in this article.

The BTO supply within Bayshore adds a further consideration. HDB has classified Bayshore BTO flats as Plus flats, which carry a 10-year MOP, a resale subsidy clawback, and restrictions on subsequent resale to buyers with a household income of $14,000 a month or below. Plus flat owners are also not permitted to rent out the entire unit even after their MOP.

For buyers who want proximity to the Bayshore area without those constraints, a resale flat at Block 154B, or others in Bedok South Horizon, may be the more straightforward option: they are immediately available, with no clawback and no resale income ceiling.

Thus, if we read deeper into the record $1.17 million price, it is the combination of a long remaining lease and a Bayshore-adjacent address, without the restrictions that come with a Plus flat.

Moreover, Temasek Primary School sits directly beside the development and Temasek Secondary School is opposite, with Red Swastika School and Yu Neng Primary School also within reach. For families with school-going children, the proximity to Temasek Primary carries practical weight in primary school registration balloting. 

Examining some resale market comparables

The closest comparables to Block 154B in terms of age are Blocks 429B, 430A, and 431A Bedok North Road from the Bedok North Woods BTO development. All three are Model A four-room flats that cleared their MOP roughly a year ahead of Bedok South Horizon.

At 1,012 sq ft per unit, they are slightly larger than the 1,001 sq ft at Block 154B, but are the same flat model and the most relevant age benchmark available within Bedok.

Over the past year, units at Bedok North Woods transacted between $808,000 and $995,000. High-floor units (16–18) reached $920,000 to $995,000 while low-floor units (01–06) traded between $808,000 and $905,000.

Block 154B has seen flats transacting from $1,118 to $1,169 psf, compared to the average range at Bedok North of $900 to $983 psf, a gap of 19% to 30%. It is worth noting that flats in Block 154B are comparably smaller, so the psf premium is not a size effect. It reflects what buyers are attributing to the Bedok South location and its upcoming TEL connectivity, relative to an otherwise comparable Bedok North Road address with existing EWL access.

Million-dollar milestone

The two April transactions also place Bedok South Horizon within a broader price trend in the public housing market, namely the gradual increase in the overall proportion of million-dollar transactions across the entire HDB resale market.

According to the government, over 1,500 million-dollar HDB resale transactions were recorded in 2025, representing roughly 6% of all HDB resale transactions that year. Those deals are concentrated in estates that have recently passed MOP with strong connectivity and long remaining leases, a description that now fits Bedok South Horizon.

Whether Bedok South Horizon sustains these price levels depends on two variables: how many of the remaining owners in this MOP cohort decide to sell in the months ahead, and whether the Bedok South MRT station opens on its projected 2H 2026 schedule.

A timely opening would likely put further upward pressure as buyers begin pricing in the connectivity. That said, the two April transactions may prove to be the price ceiling for Bedok South Horizon if sellers price at or above $1.17 million and find that buyer appetite at that quantum is narrower than the headline results suggest.