The S$1.54 million resale at Bedok South Horizon marks a new price milestone for HDB flats in Bedok. The more revealing story is how widely million-dollar prices have spread across its first wave of resale transactions — and how unevenly those prices are distributed within the development.
A five-room flat at Block 152B, in the 13th–15th storey band, set the reported Bedok HDB resale record in October 2026. 36 of the project’s first 60 resales had reached S$1 million or more. That is the 60% behind the headline.
Our analysis of the HDB transaction records shows a market with several layers: a substantial price gap between newer and older flats on Bedok South Road, a general preference for higher floors, and meaningful differences between flats even within the same block and storey band.
The “MOP premium” is therefore best understood as the appeal of a newly resale-eligible home with a long remaining lease, an established physical environment and improving connectivity. These transactions do not isolate a percentage premium caused by MOP itself.
61% of Bedok South Horizon Resales Reached S$1 Million
As at 11 October 2026*, Bedok South Horizon recorded 59 four- and five-room resales, all with leases commencing in 2022. These comprise 47 four-room flats of 93 sq m and 12 five-room flats of 113 sq m.
36 transactions, or 61%, fetched at least S$1 million—including 24 four-room flats and all 12 five-room flats. Two sold at exactly S$1 million, while 34 exceeded that mark. This analysis excludes older surrounding flats.
*Extracted from HDB Resale Portal
The five-room premium is widespread; four-room prices are divided
The four-room median is S$1 million, with prices ranging from S$900,000 to S$1.19 million. Just over half — 24 of 47, or 51.1% — reached the million-dollar threshold. For this category, S$1 million is a dividing line through the market.
Five-room transactions occupy a different price tier. Their median is S$1.39 million, with the full range from S$1.265 million to S$1.54 million. The highest sale is S$275,000, or 21.7%, above the lowest. The often-quoted S$1.30 million–S$1.54 million spread captures only part of the total five-room sample.
The five-room median is 39% above the four-room median, although its recorded floor area is only 21.5% larger. On the medians, that is approximately S$1,143 psf versus S$999 psf. This suggests that the larger format is attracting more than a simple proportional payment for space. It is not a matched-unit estimate: floor, block and transaction timing differ between the two groups.
Height matters — but it does not explain the entire price
Four-room median prices rise from S$918,000 in the 1st–3rd storey band to S$1,128,888 in the 16th–18th band, an observed gap of S$210,888, or 23.0%. Combining bands, four-room flats from the 10th storey upwards have a median of S$1.08 million, versus S$940,000 below the 10th: a 14.9% gap.
The five-room pattern is basically similar. Flats from the 10th storey upwards have a median of S$1,454,444, compared with S$1,325,000 below the 10th, a 9.8% difference. But the 16th–18th band has a lower median than the 13th–15th band because the former includes two 153B sales, while the latter includes the more expensive 152B transactions.
Height may improve privacy, outlook and separation from activity below. The figures are consistent with buyers valuing those qualities, but they are not a valuation formula. A buyer cannot multiply a fixed dollar amount by the number of floors and reliably reproduce these sale prices.
Which blocks are fetching more?
Among four-room blocks with several recorded sales, 154B stands out. Its 13 transactions have a median of S$1.12 million, ahead of 153A at S$1.10 million from four sales. Block 153C records S$980,000 from 11 sales, 154A S$944,444 from 10, and 153B S$940,000 from seven. Block 152A’s S$1.13 million median reflects just one transaction, so it cannot establish a consistent block premium.
The raw difference between 154B and 154A is S$175,556, or 18.6%. However, four of 154B’s 13 transactions are in the 16th–18th storey band, compared with only one of 154A’s 10. Comparing just the 13th–15th band, with five transactions in each block, narrows the median gap to S$77,112, or 7.9%: S$1.058 million at 154B against S$980,888 at 154A.
Even at that same band, 154B is not the leader. The four-room medians are S$1.10 million at 153A and S$1,090,444 at 153C, though each has only two transactions. This is why the block-and-floor heatmap is more useful than a simple league table.
For five-room flats, 152B leads with a S$1.51 million median from two sales. Next comes 152C at S$1,454,444 from two sales, followed by 153B at S$1.40 million from three sales and 153C at S$1.36 million from four sales. Block 153A’s lone S$1.265 million sale is on the 1st–3rd storeys. These small and uneven samples cannot establish a permanent ranking of the blocks.
Unblocked Views Could Explain the Higher Prices
The price differences within Bedok South Horizon may reflect more than floor height alone. The outlook a flat enjoys—and whether it clears neighbouring buildings—could be a major reason buyers pay more.
The five-room flats at Blocks 152B and 152C face the low-rise landed estate at Kew Crescent, offering greater separation from neighbouring homes and a more open outlook. This could help explain their strong prices: the two five-room transactions at 152B reached S$1.48 million and S$1.54 million, while those at 152C fetched around S$1.45 million.
At Block 154B, the four-room flats face the low-rise community centre and Temasek Secondary School. Higher-floor units overlooking these buildings could enjoy a more open view, consistent with the block’s strong four-room resale performance. Its four transactions in the 16th–18th storey band had a median price of S$1.165 million.
For Block 153B’s north-facing five-room flats, the advantage becomes more pronounced above the neighbouring older HDB blocks, which rise to about 12 storeys. Units clearing that roofline could enjoy a substantially more open outlook. The two five-room sales in the 16th–18th storey band fetched S$1.40 million and S$1.45 million, compared with S$1.30 million for a unit in the 4th–6th band.
These patterns suggest that buyers may be paying for the view unlocked by a higher floor, rather than height itself. The transaction records support this explanation, although they do not identify the exact stacks sold or isolate the value of an unblocked view.
Why Similar Floors Can Still Fetch Different Prices
Even within the same block and storey band, prices vary considerably. At 152B, the two five-room sales on the 13th–15th storeys differed by S$60,000. Four-room sales in that band ranged from S$1.02 million to S$1.18 million at 153A, and from S$920,000 to S$1.09 million at 154A.
Facing and degree of openness could account for some of these differences, along with renovation, condition, transaction timing, and negotiation. A comparable flat should therefore be assessed by what its windows overlook and what obstructions they clear, as well as its block and floor.
A premium project is not the whole Bedok market
The older flats towards the north of Bedok South Horizon have very different prices*. Their four-room median is S$510,000 across 23 transactions; their five-room median is S$750,000 across 11. The newer project’s medians are 96.1% and 85.3% higher, respectively.
Those gaps are not pure lease premiums. The older sample has lease commencement years from 1976 to 1986 and different flat sizes, models, floors and locations. It also spans an earlier period of sales. Still, the comparison makes one point clear: a million-dollar outcome at Bedok South Horizon should not be extrapolated to every resale flat in Bedok.
The first resale wave offers homes with roughly 94–95 years of remaining lease, while buyers can inspect the completed unit and surroundings. Combined with the approaching transport improvement, this can support a distinct price tier.
*Extracted from HDB Resale Portal. Accurate as of 11th October 2026. Data Source: 1 year
The benchmark should be the comparable home
For sellers, the useful starting point is the same flat type, block and storey band, followed by the home’s actual facing, condition and transaction timing. The S$1.54 million record is relevant to a narrow group of five-room comparables, not an automatic asking-price benchmark for the whole development.
For buyers, the key question is what the extra payment buys. A higher floor or better outlook may offer lasting daily value. An expensive renovation may be worth much less to a buyer who plans to replace it. The transaction records support a general height premium and a strong five-room market, but leave substantial room for individual-home differences.
Bedok South Horizon’s million-dollar share is meaningful because it extends well beyond one exceptional sale. Its price variation is equally meaningful: the project’s name and long lease establish the context, while the attributes of the individual flat still determine where it sits within a wide range.
Disclaimer: This article provides general market analysis, not a valuation or personalised property, financial or legal advice. Recorded transactions and small samples may not predict the value of a particular flat. Verify eligibility, current transport arrangements and the property’s condition before making a decision.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
