A flat at 605 Ang Mo Kio Avenue 5 has set a record for a resale Executive unit when the property was sold for $1.35 million last week. The flat, which sits between the seventh and ninth floors, is located in a HDB development called Yio Chu Kang Green in District 20.
A noteworthy fact about this unit is its size. Spanning an impressive 1,915 sq ft (a significantly spacious unit even for an older HDB resale) this is an adjoined flat that merges two units into a single ‘jumbo’ unit.
As a result, the sale price of the flat translates to about $705 psf, based on the floor area.
Previously, the record resale price for an Executive flat was $1.32 million and involved the sale of a unit at 422 Ang Mo Kio Avenue 3, in a HDB development called Chong Boon View. Another ‘jumbo’ unit, this flat spans 1,872 sq ft and is located between the 13th and 15th floors. The price translates to $705 psf.
Read our article ‘Are Older HDB Maisonettes And Jumbo Flats Worth the Premium? A Deep Dive Into Pricing Trends’ to find out more about this unique type of public housing.
Most of the residential blocks at Yio Chu Kang Green typically comprise a mix of three- to five-room flats, and only four blocks seem to have been built with only Executive flats.
These are the blocks at 613, 614, 615, and 616 Ang Mo Kio Ave 5 – each block has about 50 to 60 Executive flats that span approximately 1,582 to 1,679 sq ft. This cluster of blocks face the junction of Ang Mo Kio Ave 5 and Ang Mo Kio Ave 4.
At 605 Ang Mo Kio Ave 5, there are only two Executive flats listed on the unit list, with 106 three-room flats, and 22 four-room flats.
Likewise, the neighbouring blocks (604 and 606) have a handful of Executive flats – only one in the case of Blk 606, and two in Blk 604. This relatively small proportion of ‘jumbo’ flats in this cluster of blocks suggests that most are an amalgamation of two units.
A recent transaction of one of these jumbo flats involved a 1,754 sq ft unit between the seventh and ninth floors at Blk 604, which fetched $1.3 million ($741 psf) when it was sold in May last year. Likewise, a 1,915 sq ft jumbo flat between the 10th to 12th floors at Blk 611 also transacted for $1.3 million ($678 psf) when it was sold in July 2024.
A reason why these handful of jumbo flats seem to command higher resale prices might be their location and facing. Unlike other blocks in Yio Chu Kang Green, these eight blocks (601-606, as well as 608 and 611) are between two low-rise landed estates. To the West are the landed 2-storey houses on Thomson Hill Drive, and the other side faces the three-storey homes on Yio Chu Kang Gardens.
The proximity to several well-known schools would also be a contributing factor to the demand for homes in this area. According to OneMap, there are three primary schools within 1km of 605 Ang Mo Kio Ave 5 – Anderson Primary School, CHIJ St Nicholas Girl’s School, and Mayflower Primary School. Two more schools are less than 2km away – Ang Mo Kio Primary School and Jing Shan Primary School.
The neighbourhood is also next to the emerging Lentor Hills private residential enclave which has seen at least six new condo launches in five years. Two more new projects are set to join the line up, which will bring the total number of new condos there to at least eight.
All of this buying activity in the vicinity, as well as the attractiveness of nearby schools, support the demand for large-sized HDB flats like the record sale at Yio Chu Kang Green. Jumbo flats are also one of the rarest type of public housing available, which adds to its desirability among some homeowners who prefer a large sized flat.
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