Bedok South Horizon Sets New $1.45M Resale Record For 5-Room Flat

The 940-unit Build-To-Order (BTO) project Bedok South Horizon is emerging as a hotspot for record setting resale prices in that part of East Coast. Located in District 16, most of the flats in that BTO project became eligible for resale after they cleared their minimum occupation period (MOP) earlier this year.

Now, a 1,215 sq ft five-room flat at Bedok South Horizon has set a record resale price of $1.45 million, the highest price paid so far for that type of public housing flat in Bedok. The unit, at 153B Bedok South Road, sits on the 16th to 18th floor and the sale was closed at $1,192 psf earlier this week.

This is not the first time a resale unit at Bedok South Horizon has smashed the resale record in Bedok. In April, a four-room flat there changed hands for $1.17 million (1,169 psf) – read about that transaction here.

But what makes the latest record-setting five-room sale stand out isn’t just the price. It’s also the second time in three months that a unit at 153B has broken Bedok’s five-room resale record. In May, another unit in the same block and floor band sold for $1,400,000 ($1,151 psf) – itself a record at the time.

The trend doesn’t stop there. Of the top five most expensive resale five-room transactions in Bedok to date, three more involve units at 153C Bedok South Road, which is the block next door.

Between May and August, five separate resale transactions across both blocks saw flats change hands for over $1.2 million, a price level that the rest of the resale HDB flats in Bedok are rarely able to command.

So, what’s turning some of the flats at Bedok South Horizon into the most expensive five-room addresses in Bedok? We think that it’s a combination of market timing, transport connectivity, and a recent policy shift.

Bedok South Horizon comprises eight residential blocks that house a total of 940 units, with a mix of three- to five-room flats. It was one of four Bedok BTO projects launched in the November 2016 BTO sales exercise, alongside the 500-unit Bedok Beacon, the 215-unit Bedok North Vale, and the 357-unit Bedok North Woods.

Together, those four developments account for over 2,000 flats which will complete their minimum occupation period (MOP) between 2026 and 2027. This means that there will be more resale eligible flats which are set to enter Bedok’s resale market  over the next 12 months or so.

Bedok South Horizon sits at a highly desirable location, at the junction on Bedok South Road and Upper East Coast Road. The BTO project is next to Temasek Primary School, Temasek Secondary School, and Siglap Community Club.

But the most compelling attribute of this BTO development is its near direct connection to the upcoming Bedok South MRT station on the Thomson-East Coast Line. This station is scheduled to be operational by the end of this year.

In 2023, we visited Bedok South Horizon after it was completed. Read our review of the BTO development back then.

Ever since flats at Bedok South Horizon were eligible for resale, the price ceiling there has steadily climbed. Right off the bat, a five-room flat between the 16th to 18th floors transacted for $1.4 million in May.

In fact, the next three most expensive resale transactions in Bedok – which were lodged over the past three months – are also units in the same development.  They are in the lower levels of the block next door, Block 153C, and are similarly sized at 1,216 sq ft. They were sold for $1.38 million, $1.37 million, and $1.28 million.

The three transactions from 153C were units on the fourth-to-sixth and seventh-to-ninth floor bands, and fetched prices that were substantially lower than the top-floor units at 153B. Yet they still managed to command prices of $1.28 million to $1.38 million.

The transaction history so far suggests that the price premium at Bedok South Horizon is driven at least as much by the development itself and its locational attributes, as well as the how high up each unit is.

The key differentiators between transactions come down to floor level, facing, and the timing of the sale.

Top Five Highest Five-Room Transactions in Bedok

A look at all the most recent five-room transactions in Bedok in August gives us a clue as to Bedok South’s record-breaking sales.

In August, the next priciest sale involved a resale unit at Kembangan Gardens on Lengkong Tiga. There, a 1,291 sq ft five-room flat was sold for $1.09 million – or, about $360,000 less than the record-setting price at 153B Bedok South Road. Kembangan Gardens is a HDB estate that is actually closer to Kembangan than Bedok, and its address is more inland, on the north side of Changi Road.

The next three on the list were flats in Chai Chee, Bedok Reservoir View, and Jalan Tenaga, which are also more inland. Generally, residential developments in the East Coast area – public housing flats and private residential condos – command higher prices the closer they are to the seafront.

Most Recent Five-Room Transactions in Bedok (August 2026)

With the MOP behind them, some owners are looking forward to realising strong profits

The start of operations for a new MRT station will always drive up the overall buying interest and residential demand in most neighbourhoods in Singapore. But Bedok South Horizon has the added benefit of just reaching its MOP, making it one of the newest resale flats available on the market today.

For some owners, the year that a flat attains its MOP is one of the best times to capitalise on the value of the property, not just because of MOP itself, but also because the remaining lease is at its longest.

For Bedok South Horizon, most of its units have about 94 years left on the lease, which opens it to the widest pool of buyers who must meet loan and eligibility requirements pegged to the remaining lease.

The long remaining tenure removes the loan and eligibility concerns that older, shorter-lease flats tend to introduce, and it positions the flat firmly within the bracket that most CPF-using buyers can access without restriction.

The timing of the sales, along with Bedok South Road’s premium location and MRT, might explain why these units have flown off the shelves in the last four months.

No more wait-out period for cash-rich right-sizers

Another factor that has likely contributed to the uptick in million-dollar resale transactions in recent days, is the end of the 15-month wait-out period for private property owners buying a five-room or larger flat.

At the end of July, the government scrapped the “wait-out period” rule that prevented condo downgraders from liquidating and paying all cash for an HDB flat. Now, those who own private residential properties do not have to wait to buy an HDB resale flat, as long as they are not taking an HDB loan.

Read our article: Singapore Removes 15-Month Wait-Out Period For Private Homeowners Buying Resale HDB Flats: Will Prices Rise Again?

The wait-out rule was originally put in place to cool the market and give opportunities to those looking for a home who are less cash-rich. According to the Ministry of National Development, it has been lifted as the market has sufficiently moderated.

Now, without a wait-out period, downgraders are able to quickly sell their condos, just in time to go into large sized HDB flats like those at Bedok South Horizon. Market watchers noted that the week after the rule change, enquiries for HDB flats priced at $1 million or above rose by 154% over the previous week.