The resale flat market is booming in 2022, with prices rising for 19 consecutive months as of end-January. But just because there’s a surge in demand, that doesn’t mean every buyer will settle for any old flat (and neither should you!) With a record number of HDB flats reaching their MOP in 2022, you should have a good range to pick from. As such, the following are a list of almost five-year-old flats, which could reach their MOP this year. For those of you who don’t want a unit that’s too old, but are still on a budget, we've narrowed down some of these places.
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A shortlist filtered by price, size or tenure is a useful way to narrow your options, but it won't tell you which property is the best fit for your finances, lifestyle or long-term plans.
That's where the real evaluation begins: comparing the trade-offs between each option to decide which one makes the most sense for your situation.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
What’s special about flats nearing their MOP?
These are among the most desirable resale flats on the market. A five-year-old flat is the newest that you can get aside from waiting for a BTO; but it’s still ready to move in, and avoiding construction delay is a big plus during Covid-19. In fact, some of these flats are so new, that many or all of the renovations don’t need to be redone; a bit of maintenance work may be all that’s required.
That said, buyers do have to brace for confident sellers, who are more likely to push for Cash Over Valuation (COV). This is a combination of sellers knowing the value of their newer flats because of current demand (if they don’t, their property agent will tell them), and of many such sellers looking at asset progression.
Those who sell right after five years were probably aiming at upgrading to a condo anyway, so you can be sure they’ll push for higher prices. Many need to, as private home prices are at a peak.
Out of the many BTO flats that will MOP in 2022, we've gathered and broken down (by flat type) those that will be more affordably priced:
*Important point: Do note that due to a lack of transactions from these soon-to-MOP flats, we decided to sort the table from cheapest to most expensive based on the 2021 average resale flat prices for the closest (and newest) comparisons possible in the area - these are flats with leases that start from 2013 onwards.
Cheapest and newest options for 3-room flats
| Town | BTO Project | Launch Date | Comparable Resale Prices |
| Sembawang | EastBrook @ Canberra | 2013-05 | $340,000 |
| Sembawang | EastCrown @ Canberra | 2014-03 | $340,000 |
| Sembawang | EastLace @ Canberra | 2014-03 | $340,000 |
| Woodlands | Woodlands Pasture I & II | 2013-05 | $374,722 |
| Woodlands | Woodlands Glen | 2014-01 | $374,722 |
| Yishun | Fern Grove @ Yishun | 2014-03 | $378,043 |
| Choa Chu Kang | Keat Hong Crest | 2013-05 | $379,068 |
| Punggol | Matilda Court | 2014-07 | $393,818 |
| Punggol | Waterway Sunray | 2014-07 | $393,818 |
| Punggol | Matilda Edge | 2013-09 | $393,818 |
| Punggol | Waterway View | 2013-09 | $393,818 |
| Jurong West | Boon Lay View | 2013-11 | $420,760 |
| Jurong West | Spring Haven @ Jurong | 2013-05 | $420,760 |
| Bukit Batok | Skyline II @ Bukit Batok | 2012-03 | $460,818 |
| Bukit Batok | SkyPeak @ Bukit Batok | 2013-03 | $460,818 |
| Bukit Batok | Bukit Gombak Vista | 2014-01 | $460,818 |
Cheapest and newest options for 4-room flats
| Town | BTO Project | Launch Date | Comparable Resale Prices |
| Sembawang | EastLawn @ Canberra | 2013-11 | $476,401 |
| Sembawang | EastCrown @ Canberra | 2014-03 | $476,401 |
| Sembawang | EastLace @ Canberra | 2014-03 | $476,401 |
| Sembawang | EastWave @ Canberra | 2013-05 | $476,401 |
| Yishun | Fern Grove @ Yishun | 2014-03 | $477,962 |
| Choa Chu Kang | Keat Hong Crest | 2013-05 | $479,347 |
| Woodlands | Woodlands Pasture I & II | 2013-05 | $481,421 |
| Woodlands | Woodlands Glen | 2014-01 | $481,421 |
| Sengkang | Anchorvale Parkview | 2014-03 | $497,350 |
| Punggol | Matilda Court | 2014-07 | $508,440 |
| Punggol | Waterway Sunray | 2014-07 | $508,440 |
| Punggol | Matilda Edge | 2013-09 | $508,440 |
| Punggol | The Verandah @ Matilda | 2013-09 | $508,440 |
| Jurong West | Spring Haven @ Jurong | 2013-05 | $540,059 |
| Jurong West | Yung Kuang Court | 2013-11 | $540,059 |
| Hougang | Buangkok Edgeview | 2014-09 | $553,570 |
| Bukit Batok | SkyPeak @ Bukit Batok | 2013-03 | $627,745 |
| Bukit Batok | Skyline II @ Bukit Batok | 2012-03 | $627,745 |
Cheapest and newest options for 5-room flats
| Town name | BTO name | Launch | Units | Comparable Resale |
| Woodlands | Woodlands Pasture I & II | 2013-05 | 1018 | $574,214 |
| Choa Chu Kang | Keat Hong Crest | 2013-05 | 682 | $588,415 |
| Yishun | Fern Grove @ Yishun | 2014-03 | 1294 | $594,470 |
| Yishun | Angsana Breeze @ Yishun | 2013-07 | 958 | $594,470 |
| Sengkang | Anchorvale Parkview | 2014-03 | 503 | $632,074 |
| Jurong West | Yung Kuang Court | 2013-11 | 528 | $641,266 |
| Punggol | Matilda Court | 2014-07 | 1162 | $652,222 |
| Punggol | Waterway Sunray | 2014-07 | 582 | $652,222 |
| Punggol | The Verandah @ Matilda | 2013-09 | 481 | $652,222 |
| Sembawang | EastLawn @ Canberra | 2013-11 | 337 | $667,189 |
| Hougang | Buangkok Edgeview | 2014-09 | 467 | $706,417 |
| Bukit Batok | Skyline II @ Bukit Batok | 2012-03 | 744 | $802,827 |
| Bukit Batok | SkyPeak @ Bukit Batok | 2013-03 | 1430 | $802,827 |
General highlights
We know Canberra is considered “ulu” and not the most glamorous area currently; but we think it warrants a second look, especially in a market when resale flats are all priced high.
Some of the Canberra flats (EastBrook, EastCrown, and EastLace) benefit a good deal from changes to the neighbourhood. These flats are roughly a six-minute drive from Bukit Canberra, for example, and you can cycle there in about eight minutes.
Bukit Canberra is a 12-hectare sports hub, but also doubles as a retail hub with clinics and eateries (including a 700-seater hawker centre). While these flats aren’t the closest to an MRT station, we do think a quantum below $160,000 for 3-rooms is a value buy – especially with Canberra being a fast-developing area.
Overall, note that next to Woodlands, Canberra has among the cheapest “new” resale flats you can buy.
Also of note are flats in the Punggol Waterway area, such as Waterway View.
With regard to Waterway View, for instance, there’s no MRT nearby – but LRT stations like Oasis are a walkable distance, and some may not mind needing the LRT to connect to the wider network.
The opening of Waterway Point – about a seven-minute drive away from some of these flats – also adds retail and dining amenities. Punggol is becoming more of a lifestyle hub every year, and it’s an especially great family location right now. Even the 3-room flats here are starting to push past $200,000, and we’d be surprised if it doesn’t keep rising.
Woodlands is another highlight, due to the upcoming Northern Agri-tech and Food Corridor. This is part of Woodland’s transformation into a regional hub. URA’s plan will bring retail, office spaces, and educational institutes into the area, creating a new commercial node outside of the CBD.
The flats here are about a six-to-seven-minute drive to the development zones, so residents have a lot to look forward to in the near future. Besides this, the flats are about the same distance to Republic Polytechnic, in case you have children going there.
Woodlands Pasture flats also have four schools that are conveniently nearby:
- Riverside Primary (approx. 170 metres, practically next door to some blocks)
- Admiralty Secondary (approx. 160 metres, walkable from many blocks)
- Admiralty Primary (approx. 610 metres)
- Greenwood Primary (approx. 800 metres)
With Woodlands shaping up to be a regional centre, anyone eyeing this location should consider making their move, before prices rise once everything gets more built up.
For more on the resale flat market in 2022, follow us on Stacked. We’ll update you as we continue to spot good deals, and ways around the rising prices. And if you’re also considering an upgrade to private properties, check out our reviews of new and resale homes alike.
A shortlist sorted by one variable is a fast way to narrow your options, but the pick that's cheapest, biggest, or most convenient isn't always the one that fits your situation best.
If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
3 Comments
most of these soon-to-be MOP flats have some early sale prices that have transaction prices well beyond the average prices cited in this article. Is the author trying to suppress the resale prices of these new estates simply by listing the median BTO listed prices and then comparing it with the averages of the flats in the same estate? Is it even a fair comparison, comparing apples and oranges? I gathered my research and see that the author has just simply calculated the median BTO sale price, list it here and compare it with the prevailing resale prices.
May I know how is the author able to foretell the possible resale price ranges of these new estates when there aren’t listed transaction prices yet (in view that these flats have not reached MOP) ?
I hope stackedhomes can write more responsibly, backed by prevailing resales price or if lackof, don’t resort to quick numbers like taking the original BTO listed prices and comparing it with actual resale transactions
Perhaps, engaging a more responsible content writer is worth considering in this case.
by the way, if the author has done his due diligence, he would be cognizant that edgeview does not have 3 room flats