2025 sees the advantage swing to the sellers' side in the resale flat market. The number of flats reaching their five-year MOP this year is quite low: it marks a sharp U-turn from the Covid era (2020 and 2021), when we saw a bumper crop of flats reaching MOP. The recent sale of a 3-room flat for $900,000 is a bit of a bellwether, warning buyers what they're in for. Here's a rundown on the flats joining the resale market and those that recently MOP in 2024:
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.
Flats reaching their MOP in 2025 / reached MOP in 2024
| Project | Completed | Est. MOP | Studio | 2 Room | 3 Room | 4 Room | 5 Room | Total Units |
| Alkaff CourtView | 2020 | 2025 | 0 | 192 | 369 | 697 | 0 | 1258 |
| Alkaff Lakeview | 2019 | 2024 | 0 | 0 | 198 | 333 | 0 | 531 |
| Alkaff Vista | 2019 | 2024 | 0 | 0 | 0 | 199 | 151 | 350 |
| Anchorvale Plains | 2019 | 2024 | 0 | 448 | 96 | 260 | 117 | 921 |
| Ang Mo Kio Court | 2020 | 2025 | 0 | 156 | 0 | 234 | 200 | 590 |
| Bedok North Vale | 2020 | 2025 | 0 | 121 | 94 | 0 | 0 | 215 |
| Bedok North Woods | 2019 | 2024 | 0 | 0 | 110 | 247 | 0 | 357 |
| Buangkok Woods | 2019 | 2024 | 0 | 364 | 97 | 250 | 0 | 711 |
| Clementi Crest | 2020 | 2025 | 0 | 0 | 0 | 229 | 156 | 385 |
| Dawson Vista | 2019 | 2024 | 0 | 0 | 95 | 110 | 37 | 242 |
| Eastcreek @ Canberra | 2019 | 2024 | 0 | 610 | 116 | 350 | 176 | 1252 |
| Eastdelta @ Canberra | 2019 | 2024 | 0 | 0 | 0 | 304 | 266 | 570 |
| Eastlink I @ Canberra | 2019 | 2024 | 0 | 229 | 139 | 232 | 0 | 600 |
| Eastlink II @ Canberra | 2019 | 2024 | 0 | 146 | 96 | 115 | 0 | 357 |
| Fernvale Woods | 2019 | 2024 | 0 | 607 | 135 | 226 | 192 | 1160 |
| Fengshan GreenVille | 2018 | 2024 | 79 | 119 | 182 | 570 | 108 | 1058 |
| Forfar Heights | 2019 | 2024 | 0 | 42 | 123 | 82 | 0 | 247 |
| Jurong East Vista | 2019 | 2024 | 0 | 0 | 63 | 0 | 0 | 63 |
| Macpherson Spring | 2019 | 2024 | 105 | 63 | 204 | 378 | 0 | 750 |
| Northshore Residences I | 2020 | 2025 | 0 | 207 | 64 | 227 | 89 | 587 |
| Northshore Residences II | 2020 | 2025 | 0 | 338 | 48 | 292 | 136 | 814 |
| Northshore Straitsview | 2020 | 2025 | 0 | 162 | 50 | 86 | 95 | 393 |
| Saint George's Towers | 2019 | 2024 | 54 | 39 | 62 | 132 | 0 | 287 |
| SkyParc @ Dawson | 2020 | 2025 | 0 | 104 | 410 | 222 | 74 | 810 |
| Tampines GreenBloom | 2020 | 2025 | 0 | 0 | 0 | 112 | 111 | 223 |
| Tampines GreenFlora | 2020 | 2025 | 0 | 0 | 0 | 138 | 166 | 304 |
| Tampines Greenview | 2019 | 2024 | 0 | 0 | 112 | 395 | 207 | 714 |
| Tampines Greenweave | 2019 | 2024 | 106 | 118 | 80 | 465 | 447 | 1216 |
| Teck Whye Vista | 2020 | 2025 | 0 | 126 | 0 | 0 | 0 | 126 |
| Valley Spring @ Yishun | 2019 | 2024 | 0 | 416 | 100 | 308 | 0 | 824 |
| West Plains @ Bukit Batok | 2019 | 2024 | 0 | 486 | 153 | 410 | 384 | 1433 |
| West Quarry @ Bukit Batok | 2019 | 2024 | 0 | 337 | 79 | 220 | 0 | 636 |
| Total Units | 344 | 5430 | 3275 | 7823 | 3112 | 19984 |
Many flats reaching MOP this year would have been completed in 2019 and 2020. For this reason, we also included resale flats that started transacting in late 2024.
The Alkaff projects (CourtView, LakeView, and Vista) are bound to be the most closely watched, as our record-breaking $900,000, 3-room flat came from this area. The flats in this area boast excellent proximity to the Woodleigh area, with Woodleigh Mall and the attached MRT station (NEL). Woodleigh is also just one stop from Serangoon and NEX Megamall, making it a highly coveted location.
Clementi Crest is also sure to draw significant attention. This HDB project is one of the closest to Clementi MRT station (EWL, CRL). This is also the central hub of Clementi, where Clementi Mall is located; if any flats were built here today, they would almost certainly fall into at least the Plus category.
SkyParc @ Dawson and Dawson Vista will be of interest to those who want a Queenstown location. They're both within walking distance of Queenstown MRT (EWL). The HDB enclave around Dawson Road is famously well-developed and is packed with food options, convenience stores, and other key heartland amenities.
In the also mature Kallang/Whampoa area, we'd look toward St. George's Towers. This project is within walking distance of Boon Keng MRT station (NEL). This is a vital neighbourhood hub, where you'll find the Bendemeer Market and HDB-run Bendemeer Shopping Mall. As Boon Keng is just three stops from Dhoby Ghaut, we expect it will draw buyers who like centrality.
The aforementioned projects were all built before we had Plus and Prime categorisations, which makes the owners very lucky. Any similar locations in future will probably be slapped with a 10-year MOP and a sizeable subsidy clawback.
What are the prices likely to be?
There are already some transactions from some of the above:
| Project | 2 Room | 3 Room | 4 Room | 5 Room |
| Alkaff Lakeview | $825,000 | |||
| Alkaff Vista | $1,075,331 | $1,245,486 | ||
| Anchorvale Plains | $380,200 | $542,398 | $679,722 | |
| Dawson Vista | $766,000 | $1,125,000 | ||
| Eastcreek @ Canberra | $360,000 | $512,859 | $626,674 | $768,376 |
| Eastdelta @ Canberra | $695,000 | |||
| Eastlink I @ Canberra | $385,000 | $555,100 | $760,268 | |
| Eastlink II @ Canberra | $387,833 | $521,741 | $724,212 | |
| Fengshan GreenVille | $578,600 | $809,415 | $980,361 | |
| Fernvale Woods | $383,640 | $502,571 | $644,644 | $783,500 |
| Forfar Heights | $800,000 | |||
| Jurong East Vista | $533,091 | |||
| Macpherson Spring | $734,804 | $980,123 | ||
| Saint George's Towers | $806,490 | $1,058,749 | ||
| Tampines Greenview | $596,667 | $777,492 | $882,800 | |
| Tampines Greenweave | $595,189 | $751,357 | $896,533 | |
| West Quarry @ Bukit Batok | $358,950 | $468,333 | $634,095 |
The main highlights we mentioned above (Dawson, Alkaff, St. George's Towers) are already waving their million-dollar flags, so we know what to expect from them. Interestingly, Tampines Greenview and Greenweave, despite not being in the popular hub of Tampines, are already pushing past $750,000 for 4-room flats, and closing in on $900,000 for 5-room flats.
The cheapest 4-room flats recorded so far have managed to stay above $630,000, while it seems the cheaper 5-room options will still be around the $770,000 mark. We feel these prices are tough for first-timers, especially given the changes to LTV limits.
In the last cooling measure, the LTV for HDB loans was reduced to 75 per cent, to match private bank loans. That would mean a minimum down payment of $157,500 for even a $630,000 resale flat; and we haven't factored in costs such as Cash Over Valuation (COV), which aren't covered by the loan. As such, we wouldn't be surprised if first-timers compromise by getting a smaller 3-room flat (hence the rising prices for this category), or throw in the towel and look for something older.
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.
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