A four-room HDB resale flat in Tiong Bahru has set a new national benchmark after changing hands for S$1.53 million in May 2026, despite having only about 45 years remaining on its lease.<\/p>\n
The record-setting transaction involved an adjoined jumbo flat at Block 50 Moh Guan Terrace in Bukit Merah.<\/p>\n
The sale has overtaken previous four-room resale records and renewed attention on ageing flats in mature estates commanding premium prices.<\/p>\n
The latest transaction comes only weeks after another Bukit Merah flat made headlines earlier this month when a\u00a0five-room unit at City Vue@Henderson<\/a>\u00a0along Henderson Road was sold for S$1.728 million.<\/p>\n Property market observers said the latest Moh Guan Terrace deal reflects sustained demand for rare, spacious homes in centrally located heritage estates, even when lease decay remains a concern.<\/p>\n According\u00a0to resale data<\/a>, the Moh Guan Terrace unit is located between the first and third floors of Block 50 and has around 45 years and nine months remaining on its lease.<\/p>\n The project\u2019s lease began in 1973 under the former Singapore Improvement Trust (SIT), the predecessor to the Housing and Development Board (HDB).<\/p>\n While million-dollar HDB resale deals have become increasingly common in mature estates, the latest sale stood out because of the flat\u2019s comparatively short remaining lease.<\/p>\n The transacted price of S$1.53 million works out to around S$947 per square foot, lower than many newer million-dollar HDB flats. However, the unusually large floor area pushed the total transaction value to a new national record for four-room flats.<\/p>\n The adjoined unit spans about 1,615 sq ft, or approximately 150 sq m, making it significantly larger than most contemporary four-room HDB flats.<\/p>\n The project itself is only about four storeys high, adding to the estate\u2019s distinct low-rise character.<\/p>\n This is not the first time Block 50 Moh Guan Terrace has drawn national attention for record-setting resale prices.<\/p>\n In June 2023, another adjoined four-room flat in the same block, measuring about 176 sq m, was sold for S$1.5 million.<\/p>\n At the time, the transaction also set a national resale record for four-room HDB flats.<\/p>\n Later, in December 2024, a three-room unit in the same development fetched S$750,000, establishing another benchmark for older HDB units in the area.<\/p>\n Although subsequent transactions elsewhere later surpassed those records, the repeated high-value sales at Moh Guan Terrace have continued to underline the development\u2019s strong buyer appeal.<\/p>\n The current national HDB resale record remains a\u00a0S$1.73 million unit at SkyOasis @ Dawson<\/a>, sold in June 2024.<\/p>\n According to\u00a0property portal 99.co<\/a>, demand remains strong for rare homes in mature estates, particularly units offering larger layouts, heritage character and city-fringe convenience.<\/p>\n The portal noted that jumbo flats in central locations such as Tiong Bahru are extremely limited in supply, making them highly sought after despite shorter remaining leases.<\/p>\n Many older HDB flats were built with significantly larger floor areas compared with newer developments, attracting buyers who prioritise interior space and unique layouts.<\/p>\n Moh Guan Terrace, located within the Tiong Bahru estate, is also known for its pre-war architecture, independent caf\u00e9s, traditional eateries and strong community atmosphere, factors that continue appealing to both owner-occupiers and affluent buyers.<\/p>\n The development enjoys strong connectivity, with Tiong Bahru MRT station about six minutes away on foot and Havelock MRT station also within walking distance.<\/p>\n Residents also have easy access to Tiong Bahru Plaza, Great World, VivoCity, nearby childcare centres and lifestyle destinations including Yong Siak Street and Tiong Bahru Park.<\/p>\n Despite a slight decline in overall HDB prices, high-value transactions\u00a0have continued to increase.<\/a><\/p>\n HDB resale prices fell by 0.1 per cent quarter-on-quarter in the first quarter of 2026. However, the number of million-dollar deals rose during the same period.<\/p>\n Data from PropNex<\/a>\u00a0showed that at least 412 resale flats were sold for S$1 million or more in Q1 2026.<\/p>\n This marked an increase of nearly 18 per cent compared with the 350 such transactions recorded in the previous quarter.<\/p>\n The transactions included 190 four-room flats, 143 five-room flats, 78 executive flats and one multi-generation unit.<\/p>\n Approximately 15 per cent of these sales involved flats with a remaining lease of 94 years or more. This suggests that many of these units had only recently met the five-year minimum occupation period requirement.<\/p>\n Such flats were located in developments including Northshore StraitsView in Punggol, SkyParc @ Dawson and projects in the Bidadari estate.<\/p>\n During the\u00a0Parliamentary sitting on 7 April,<\/a>\u00a0National Development Minister Chee Hong Tat said about\u00a06 per cent of HDB resale flats were transacted at above S$1 million in 2025, in response to query filed by\u00a0Workers\u2019 Party MP Abdul Muhaimin Abdul Malik.<\/p>\n Abdul Muhaimin asked whether the Ministry is concerned that million-dollar resale flat transactions\u00a0surged by 54.7% to 1,594 units in 2025<\/a>, even as overall price growth moderated to 2.9%, and what measures the Government is considering to moderate such transactions and safeguard public confidence in public housing affordability.<\/p>\n Chee emphasised that resale flat prices are determined by market forces, based on agreements between buyers and sellers and influenced by location and flat attributes.<\/p>\n He added that despite the rise in million-dollar transactions, the resale market continues to offer a wide range of options catering to different budgets and needs.<\/p>\n<\/div>\nRecord price despite ageing lease<\/h3>\n
![\"HDB1.jpg\"\/](\"https:\/\/media.theonlinecitizen.com\/HDB_1_66747dcfc9.jpg\")
<\/p>\nSecond record-breaking deal in same block<\/h3>\n
Strong demand for rare jumbo flats<\/h3>\n
Million-dollar deals continue to rise<\/h3>\n
Chee Hong Tat:\u00a0Around 6% of HDB resale flats crossed S$1m\u00a0in 2025<\/h3>\n