Ang Mo Kio And Bedok Four-Room Flats Hit Record $1.15M And $1.12M After MOP

A four-room flat at 227A Ang Mo Kio St 23 was sold for $1.15 million ($1,148 psf) last week, setting a record price for a resale four-room flat in Ang Mo Kio. The 1,001 sq ft unit, located between the 25 to 27 floors, is in a Build-To-Order (BTO) estate called Ang Mo Kio Court.

This record deal trumps the previous price high for a resale four-room flat in Ang Mo Kio, where a different 1,001 sq ft flat at Blk 591A Ang Mo Kio St 51 was sold at $1.138 million in July 2025. That unit is between the 31 to 33 floors in a HDB development named Cheng San Court.

According to caveats, resale prices for four-room units at Ang Mo Kio Court only recently breached the million-dollar threshold. In January 2026, the estate’s first million-dollar deal involved a 1,001 sq ft four-room flat between the 22 to 24 floors, which transacted for $1.11 million ($1,109 psf). This is the second most expensive resale flat at Ang Mo Kio Court to date.

The third most expensive flat is another 1,001 sq ft flat, also on the 22 to 24th floors, that changed hands for $1.08 million ($1,079 psf) when it was sold in February. Since the start of this year, 23 four-room units in Ang Mo Kio Court have transacted at or above $1 million.

There are two other blocks in the 590-flat estate. For Blk 228A, the highest resale translation involved a 1,215 sq ft five-room flat, which sold for $1.3 million ($1,069 psf) earlier this month, followed by the sale of two other similar sized five-room units for $1.27 million ($1,044 psf) and $1.25 million ($1,028 psf) in March.

At Blk 228B, the top resale transaction so far involves a 1,215 sq ft five-room unit between the 16 and 18 floors, which sold for $1.32 million ($1,069 psf) in April, followed by two other similar sized five-room flats that fetched $1.22 ($1,003 psf) million and $1.2 million ($986 psf) when they were sold last month.

Ang Mo Kio Court was launched as part of the May 2016 BTO sales exercise, and it was the newest HDB project in the neighbourhood in three years following the launch of Kebun Baru Court, a 283-unit development on Ang Mo Kio St 21, that launched in 2013.

Underlying demand for HDB flats in Ang Mo Kio has consistently been strong, given the town’s central location, plethora of amenities and community facilities, which have supported steady price growth in the resale market for public and private homes.

This seems especially true for Ang Mo Kio Court which is close to three neighbourhood parks and green spaces, namely Lower Pierce Reservoir Park, Bishan-Ang Mo Kio Park and Ang Mo Kio Town Garden West. The development is also close to Mayflower MRT station on the Thomson-East Coast Line, as well as Kebun Baru Food Centre at Ang Mo Kio St 22.

There are also several nearby schools in the vicinity, which will be a draw for families with school-going children. There are three primary schools within 1 km of the development, including CHIJ St Nicholas School.

Moreover, Ang Mo Kio Court fulfilled its Minimum Occupation Period (MOP) in September 2025, and units there have just started to enter the resale market. Demand for these flats is expected to be high given the desirability of its location in a mature neighbourhood, and the relatively long remaining lease.

In a review written in 2023, the Stacked team expected the resale price of four-room flats in this development to hit the $800,000-$900,000 range given the generous size and city-fringe location.

There are two new BTO developments in Ang Mo Kio set to be released during the next June BTO sales exercise. One will be along Avenue 2 next to The Panorama, and the 480-unit project will comprise 90 three-room units and 390 four-room units. The second BTO project is along Ang Mo Kio Avenue 1 with 570 units with a mix of two-room Flexi and four-room units.

Read our preliminary review of these new BTO projects, and others on the list, in this article: We Review 7 Of The June 2026 BTO Launch Sites – Which Is The Best Option For You?

First million-dollar resale in a Bedok BTO which recently fulfilled its MOP

Another record-breaking sale also closed last week, this time in Bedok which involved a BTO unit that recently fulfilled its MOP.

The four-room flat at Blk 154B Bedok South Road transacted for $1.12 million ($1,118 psf), setting a record resale price for four-room flats in Bedok. The 1,001 sq ft unit is located between the 16 to 18th floors in a development called Bedok South Horizon.

This beats the previous record which involved a 1,011 sq ft unit at 430A Bedok North Road. That unit was sold for $995,000 ($983 psf) when it was sold in February 2026.

According to resale transactions, two other four-room transactions in the area have been lodged in the past six months. An 893 sq ft unit at 157 Bedok South Ave 3 changed hands for $630,000 ($705 psf) in January, while a 1,119 sq ft unit at 159 Bedok South Ave 3 transacted for $630,000 ($563 psf) in February.

Bedok South Horizon, which comprises eight residential blocks and a mix of three- to five-room flats, was launched as part of the November 2016 BTO exercise along with two other Bedok BTO projects – Bedok Northvale and Bedok Beacon.

Sales data indicates that the resale four-room flat at Bedok South Horizon is the first resale unit in the 940-unit development.

Across Singapore, about 13,480 HDB flats are set to complete their 5-year MOP in 2026. In other mature neighbourhoods, such as Tiong Bahru and Bishan, the incidence of HDB flat transactions crossing the million-dollar mark has been increasing. 

With four BTO developments in Bedok alone launched in 2016, that works out to over 2,000 flats meeting their minimum occupation period between 2026-2027 (Bedok Beacon: 500 units;  

Bedok North Vale: 215 units; Bedok North Woods: 357 units; Bedok South Horizon: 940 units)

When Bedok South Horizon first launched, the four-room flats in the vicinity were selling between the range of $490,000-$650,888.

What’s special about Bedok’s 1st four-room million-dollar flat

There are several factors that suggest Bedok South Horizon’s potential price growth over the next few years, mainly attributed to its proximity to the development of the mixed-use Bayshore precinct.

The precinct will be progressively designed as a car-lite urban village, with estimated 12,500 dwelling units from public and private residential projects, such as the Bayshore Drive government land sales (GLS) mixed-use site, with estimated yield of 1,280 residential units, and Vela Bay condominium which previewed on 11 April. 

In terms of school catchment, Bedok South Horizon is surrounded by reputable schools, sitting beside Temasek Primary School and opposite Temasek Secondary School. It is also a few minutes’ drive to Red Swastika School and Yu Neng Primary School. 

With the Bedok South MRT on the Thomson-East Coast Line scheduled for completion in 2H 2026, the station will form part of the Bedok South Integrated Transport Hub including a bus interchange, providing seamless connectivity for residents via public transport.