A five-room flat at City View @ Boon Keng has set a record resale price for a flat of this type in Kallang/Whampoa. The 1,259 sq ft unit at 9 Boon Keng Road, between the 34th and 36th floors, was sold for $1.64 million ($1,302 psf) earlier this week.
In addition to setting a new absolute price high, this sale is also the highest $psf price recorded for any five-room resale flat in the town.
The previous record resale in Kallang/Whampoa involved a 1,249 sq ft Premium Apartment unit at Block 8A Upper Boon Keng Road - part of Kallang Trivista — which transacted for $1.588 million ($1,273 psf) when it was sold in September 2026. We covered that record-breaking sale here.
Thus, the record-breaking transaction at City View @ Boon Keng surpasses the previous town record for a five-room resale flat by $51,112.
What Makes This Transaction Stand Out
City View @ Boon Keng is one of a handful of Design, Build, Sell Scheme (DBSS) projects on the market. Ever since flats there entered the resale market in 2016, numerous sales have set record-breaking prices. Just last year, a five-room flat there set a new price high in the town after it was sold for $1.54 million in September 2025.
With approximately 83 years remaining on their leases, the flats at City View @ Boon Keng carry some of the longest remaining tenures among five-room resale units in Kallang/Whampoa, where a substantial portion of the resale inventory consists of older flats built in the 1980s and 1990s.
The 714-unit development was completed in 2011, making the flats there about 15 years old. The project comprises three 40-storey residential blocks with a mix of three- to five-room flats, which range from 731 sq ft to 1,280 sq ft.
In particular, the unit mix at Block 9, where the record-setting flat is located, is worth taking note of. The block contains 158 five-room units out of a total of 238 units, alongside 56 four-room flats and 24 three-room flats.
Thus, five-room flats dominate that block, which concentrates resale activity within a relatively consistent pool of directly comparable units.
The floor of the record-setting flat is also significant. The record-setting unit sits between the 34th and 36th floors within a 40-storey residential block, making it a high-floor unit.
The unit is also larger than the runner-up it displaced. At 1,259 sq ft, it is 10 sq ft bigger than the flat at Kallang Trivista that previously held the record. At first glance, the size difference is modest, but the price gap of $51,112 — and the psf premium of $29 — tells us that buyers are prepared to pay meaningfully more for this unit on an absolute and $PSF price basis.
Collectively, we think that the floor advantage, combined with the unit's size, likely gave the seller considerable leverage in negotiations.
Looking at the transaction history of Block 9, the price trajectory has moved steadily upward in recent years. In January 2026, a 1,281 sq ft unit on the 10th to 12th floors was sold for $1.48 million ($1,155 psf). But by July 2026, a similarly sized unit on the 16th to 18th floors had climbed to $1.521 million ($1,187 psf).
The new record of $1.64 million sits $119,000 above that July transaction, and represents a clear step up in the price ceiling at this block within the space of three months.
Other Top Sales in Block 9 Boon Keng Road
| Block | Street | Month | Storey | Size (sq ft) | Price |
|---|---|---|---|---|---|
| 9 | BOON KENG RD | 2026-07 | 16 TO 18 | 1,281 | $1,521,000 |
| 9 | BOON KENG RD | 2025-05 | 22 TO 24 | 1,281 | $1,490,000 |
| 9 | BOON KENG RD | 2026-01 | 10 TO 12 | 1,281 | $1,480,000 |
| 9 | BOON KENG RD | 2025-12 | 22 TO 24 | 1,281 | $1,470,000 |
| 9 | BOON KENG RD | 2025-12 | 31 TO 33 | 1,173 | $1,420,000 |
There is another pattern that stands out from the transaction data at Block 9.
A 1,281 sq ft unit on the 22nd to 24th floors fetched $1.49 million ($1,163 psf) in May 2025. But a different unit that is also 1,281 sq ft but on the same floor band managed to sell for $1.47 million ($1,147 psf) just seven months later in December 2025.
Subsequently, a similar-sized unit, this time on the 16th to 18th floor, changed hands for $1.521 million ($1,187 psf) in July 2026. This flat effectively commanded a higher price despite being a lower-floor unit, compared to 2025 transactions.
This pattern suggests to us that buyers at Block 9 are increasingly pricing the building on its merits as a whole, rather than calibrating offers narrowly by floor level.
The spread in terms of transaction price from the 10th floor upward is now contained within a price difference of about $101,000. But with the record-setting price, that price difference is beginning to pull away more decisively from the cluster of mid-floor transactions previously.
Recent Five-Room Transactions in Kallang/Whampoa
To put the new record-setting sale into context, here are the five highest five-room resale transactions registered in Kallang/Whampoa to date.
Top 5 Highest Five-Room Resale Transactions in Kallang/Whampoa
| Block | Street | Month | Storey | Size (sq ft) | Price |
|---|---|---|---|---|---|
| 8A | UPP BOON KENG RD | 2026-09 | 28 TO 30 | 1,249 | $1,588,888 |
| 8 | BOON KENG RD | 2025-10 | 31 TO 33 | 1,259 | $1,550,000 |
| 7 | BOON KENG RD | 2025-09 | 25 TO 27 | 1,281 | $1,540,000 |
| 8 | BOON KENG RD | 2025-12 | 19 TO 21 | 1,259 | $1,450,888 |
| 7 | BOON KENG RD | 2024-11 | 31 TO 33 | 1,259 | $1,450,000 |
When we examine the town-wide transaction data, it is clear that City View @ Boon Keng takes a leading role in pushing up the price ceiling there. Nearly each of the previous top five-room transactions in Kallang/Whampoa came from flats in that DBSS project, specifically Blocks 7 and 8 along Boon Keng Road.
The runner-up at $1.588 million briefly shifted that crown to Kallang Trivista at Block 8A Upper Boon Keng Road last month. But now, with the new record at Block 9, the price leadership returns to City View @ Boon Keng.
It is also worth observing the floor distribution across these five previous record-setting deals. They span units from the 19th to the 33rd floors, yet prices are clustered between $1.45 million and $1.588 million, a relatively thin spread of $138,888.
The fact that the latest record-setting price of $1.64 million clears that ceiling by a meaningful margin of $51,112 suggests that this is not a marginal incremental step but a more decisive increase in price expectations.
Most Recent Five-Room Resale Transactions in Kallang/Whampoa
| Block | Street | Month | Storey | Size (sq ft) | Price |
|---|---|---|---|---|---|
| 3C | UPP BOON KENG RD | 2026-10 | 10 TO 12 | 1,184 | $1,100,000 |
| 121 | MCNAIR RD | 2026-10 | 01 TO 03 | 1,399 | $1,030,000 |
| 461 | CRAWFORD LANE | 2026-10 | 16 TO 18 | 1,313 | $928,000 |
| 10 | JLN BATU | 2026-10 | 01 TO 03 | 1,421 | $890,000 |
| 40 | CAMBRIDGE RD | 2026-10 | 01 TO 03 | 1,292 | $865,800 |
Beyond the resales at City View @ Boon Keng, resale prices drop considerably. The highest recent transaction in the table above is a 1,184 sq ft unit at Upper Boon Keng Road - in a project called Kallang Heights - that was sold for $1.1 million.
Below that, prices range from $865,800 to $1.03 million across McNair Road, Crawford Lane, Jalan Batu, and Cambridge Road.
Over the past 12 months, the median resale price for five-room flats across Kallang/Whampoa was $964,000, based on 140 transactions. Prices ranged from $600,000 to the new record of $1.64 million.
Why Have Resale Prices At City View @ Boon Keng Held Up So Well?
City View @ Boon Keng is one of only a small number of DBSS projects in Singapore, and the transaction record indicates that it is the dominant DBSS development in Kallang/Whampoa.
The DBSS label carries a connotation of higher build quality, larger unit sizes, and taller blocks — all of which contribute to a premium that persists in the resale market.
With about 83 years remaining on its lease, the flat at Block 9 also sits comfortably clear of the thresholds that can restrict loan tenure or quantum for buyers relying on bank financing.
The broader resale price trend in the Kallang/Whampoa five-room resale market has also been on a steady upward trajectory over the past two years. The price ceiling has moved from $1.45 million in November 2024 to $1.64 million today, a gain of $190,000 in the top recorded price over roughly 23 months.
That is a measured and consistent increase rather than a sudden spike, which points to sustained underlying demand for premium five-room flats in this town.
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