We Analysed 22 Recent HDB MOP Estates To Find Out Which Has Made The Most Money

10 min read

Most investors and property agents are inclined to delve into the condominium market.

Which is understandable, to say the least. Higher prices = higher potential commissions.

And the fact that HDB flats are supposed to be ‘affordable for everyone’ means that we shouldn’t see a massive appreciation jump in any of these flats… 

…or will we? 

First Things First.. What On Earth Is MOP?

For those familiar with the MOP scheme, feel free to skip ahead. 

For those who aren’t, it simply means that buyers of a new HDB flat can only sell their units 5 years from the initial transaction date for the flat. 

More than that, it also means that you will not be able to rent out the house completely (you’ll have to occupy at least one room) during this time. Furthermore, owners who are based abroad for a considerable period during this window will not have time from that period counted toward their MOP progress. 

Of course, it goes without saying that this poses quite a restriction to flat owners – most notably for residents who are looking to purchase a new home during these 5 years. Granted, there are some instances in which MOP doesn’t apply (the first that comes to mind is a one-room resale flat purchased without HDB grants), though it does entail a rather drawn-out list of black and white. 

In lieu of today’s lighter topic of top recent appreciators, we’ll save everyone the effort and leave this discussion for the near future.

How will this list help me? 

Now for those of us who are just starting out in life and working towards the purchase of our first flat (1st move-in tip: try not to miss the nagging), it is easy to lose track of your property’s investment value from the get-go. 

Unfamiliar surroundings, random terms popping up here and there… we’ve all been through it (and made our fair share of mistakes) so we know how you feel.

If there’s one thing to remember, however, it’s to never lose sight of your property’s potential value even if you intend to settle down in the flat for a long time to come (2nd move-in tip: things change, opportunities come by).   

Even for the seasoned mover, resale trends are constantly shifting and so new data is always important when it comes to any property’s potential value analysis. 

That’s why we’ve decided to review 10 Punggol, 2 Yishun, 4 Sengkang, 2 Woodlands, 2 Bukit Panjang, 1 Choa Chu Kang and 1 Jurong West BTOs following their respective MOPs. 

If you’re wondering why the hell this seemingly rag-tag bunch of developments, its because they are the most recent developments that have achieved MOP (we just wanted to throw in the bizarre mix for full effect…sorry). 

And so jokes aside, we present to you our list of Top 22 HDB MOP estates following the latest string of MOP sales. 

Let the countdown begin. 

Top 22 HDB MOP Estates

#22- Punggol Sapphire

Punggol Sapphire was launched on May 2008 and completed in May 2012. 

Its 4-room units have sustained an estimated appreciation rate of 36.4% from a median $362,500 launch price to a $494,765 post HDB MOP average price.

Its 5-room loft units have sustained an estimated appreciation rate of 35.3% from a median $459,500 launch price to a $621,986 post HDB MOP average price.

#21- Fernvale Palms

Fernvale Palms (Sengkang) was launched on October 2009 and completed in October 2013.

Its 4-room units have sustained an estimated appreciation rate of 41.3% from a median $311,000 launch price to a $439,500 post HDB MOP average price.

#20 – Punggol Arcadia

Punggol Arcadia was launched on November 2008 and completed in November 2011. 

Its 4-room units have sustained an estimated appreciation rate of 72.1% from a median $297,500 launch price to a $512,154 post HDB MOP average price.

Its 5-room units have sustained an estimated appreciation rate of 49% from a median $386,000 launch price to a $575,296 post HDB MOP average price.

#19 – The Nautilus @ Punggol

The Nautilus @ Punggol was launched on March 2009 and completed in March 2013.

Its 4-room units have sustained an estimated appreciation rate of 72.7% from a median $251,000 launch price to a $433,612 post HDB MOP average price.

Its 5-room units have sustained an estimated appreciation rate of 55.4% from a median $331,000 launch price to a $514,667 post HDB MOP average price.

#18 – Punggol Regalia

Punggol Regalia was launched on December 2008 and completed in December 2011. 

Its 4-room units have sustained an estimated appreciation rate of 80.5% from a median $284,000 launch price to a $512,667 post HDB MOP average price.

Its 5-room units have sustained an estimated appreciation rate of 51.6% from a median $385,000 launch price to a $584,000 post HDB MOP average price.

# 17 – Compassvale Pearl

Compassvale Pearl (Sengkang) was launched on May 2008 and completed in May 2010. 

Its 4-room units have sustained an estimated appreciation rate of 77.5% from a median $242,500 launch price to a $430,512 post HDB MOP average price.

Its 5-room units have sustained an estimated appreciation rate of 55.6% from a median $337,500 launch price to a $525,315 post HDB MOP average price.

#16 – Punggol Residences

Punggol Residences was launched on July 2009 and completed in July 2013.

Its 4-room units have sustained an estimated appreciation rate of 73.9% from a median $293,000 launch price to a $509,614 post HDB MOP average price.

Its 5-room units have sustained an estimated appreciation rate of 76.7% from a median $376,500 launch price to a $665,444 post HDB MOP average price.

# 15 – Punggol Sails

Punggol Sails was launched on November 2009 and completed in November 2013.

Its 3-room units have sustained an estimated appreciation rate of 98.1% from a median $171,500 launch price to a $339,875 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 65.7% from a median $277,000 launch price to a $459,241 post HDB MOP average price.

Its 5-room units have sustained an estimated appreciation rate of 64% from a median $354,500 launch price to a $581,543 post HDB MOP average price.

# 14 – Punggol Breeze

Punggol Breeze was launched on June 2008 and completed in June 2012. 

Its 4-room units have sustained an estimated appreciation rate of 86.6% from a median $250,500 launch price to a $467,489 post HDB MOP average price.

Its 5-room units have sustained an estimated appreciation rate of 80.5% from a median $348,500 launch price to a $629,333 post HDB MOP average price.

# 13 – Punggol Ripples

Punggol Ripples was launched on November 2009 and completed in November 2013.

Its 3-room units have sustained an estimated appreciation rate of 106.9% from a median $171,500 launch price to a $355,000 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 70.7% from a median $277,000 launch price to a $473,111 post HDB MOP average price.

#12 – Punggol Spectra

Punggol Spectra was launched on August 2009 and completed in August 2013.

Its 3-room units have sustained an estimated appreciation rate of 112.1% from a median $165,000 launch price to a $350,126 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 66.4% from a median $263,500 launch price to a $438,600 post HDB MOP average price.

#11 – Punggol Spring

Punggol Spring was launched on February 2008 and completed in Feb 2012.

Its 4-room units have sustained an estimated appreciation rate of 90.5% from a median $231,500 launch price to a $441,173 post HDB MOP average price.

# 10 – Senja Green

Senja Green (Bukit Panjang) was launched on August 2008 and completed in August 2012. 

Its 3-room units have sustained an estimated appreciation rate of 112.9% from a median $154,000 launch price to a $328,000 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 85.4% from a median $240,500 launch price to a $445,996 post HDB MOP average price.

# 9 – Champions Court

Champions Court (Woodlands) was launched on February 2009 and completed in February 2013.

Its 3-room units have sustained an estimated appreciation rate of 147.8% from a median $130,000 launch price to a $322,222 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 84.2% from a median $210,500 launch price to a $387,950 post HDB MOP average price.

Its 5-room units have sustained an estimated appreciation rate of 67.2% from a median $271,500 launch price to a $454,000 post HDB MOP average price.

# 8 – Straits Vista

Straits Vista (Woodlands) was launched on June 2008 and completed in June 2012. 

Its 3-room units have sustained an estimated appreciation rate of 126% from a median $140,000 launch price to a $316,500 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 80.7% from a median $220,500 launch price to a $398,662 post HDB MOP average price.

#7 – Sunshine Court

Sunshine Court (Choa Chu Kang) was launched on December 2008 and completed in December 2012. 

Its 3-room units have sustained an estimated appreciation rate of 130.7% from a median $134,500 launch price to a $310,417 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 77.6% from a median $219,000 launch price to a $388,951 post HDB MOP average price.

#6 – Boon Lay Meadow

Boon Lay Meadow (Jurong West) was launched on October 2009 and completed in October 2013.

Its 2-room units have sustained an estimated appreciation rate of 132.7% from a median $94,500 launch price to a $219,933 post HDB MOP average price.

Its 3-room units have sustained an estimated appreciation rate of 107.7% from a median $155,500 launch price to a $323,100 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 72.4% from a median $244,500 launch price to a $421,600 post HDB MOP average price.

#5 – Dew Spring

Dew Spring (Yishun) was launched on December 2008 and completed in December 2012. 

Its 3-room units have sustained an estimated appreciation rate of 130.2% from a median $133,000 launch price to a $306,250 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 84.5% from a median $217,500 launch price to a $401,503 post HDB MOP average price.

#4 – Fernvale Residence

Fernvale Residence (Sengkang) was launched on June 2008 and completed in June 2011. 

Its 3-room units have sustained an estimated appreciation rate of 142.8% from a median $147,500 launch price to a $358,273 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 79% from a median $241,000 launch price to a $431,435 post HDB MOP average price.

#3 – Jade Spring 2

Jade Spring 2 (Yishun) was launched on February 2008 and completed in Feb 2012.

Its 3-room units have sustained an estimated appreciation rate of 137.9% from a median $132,500 launch price to a $315,333 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 87% from a median $221,000 launch price to a $413,454 post HDB MOP average price.

#2 –  Fernvale Crest

Fernvale Crest (Sengkang) was launched on June 2009 and completed in June 2013.

Its 3-room units have sustained an estimated appreciation rate of 149.5% from a median $136,500 launch price to a $340,667 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 91.6% from a median $226,500 launch price to a $434,091 post HDB MOP average price.

# 1 – Segar Grove

Segar Grove (Bukit Panjang) was launched on December 2009 and completed in December 2013.

Its 2-room units have sustained an estimated appreciation rate of 207.7% from a median $83,000 launch price to a $255,378 post HDB MOP average price.

Its 3-room units have sustained an estimated appreciation rate of 122.1% from a median $141,000 launch price to a $313,225 post HDB MOP average price.

Its 4-room units have sustained an estimated appreciation rate of 80% from a median $230,000 launch price to a $414,229 post HDB MOP average price.

HDB MOP Key Takeaways 

Area	Highest Average Appreciator	Average Appreciation	Number of Flats
Punggol	Punggol Spring – 90.5	72.9%	10
Woodlands	Straits Vista – 103.3%	101.5%	2
Choa Chu Kang	Sunshine Court – 104.1%	104.1%	1
Jurong West	Boon Lay Meadow – 104.2%	104.2%	1
Yishun	Jade Spring 2 – 112.45%	109.9%	2
Sengkang	Fernvale Crest – 120.55%	84.8%	4
Bukit Panjang	Segar Grove – 124.5%	111.8%	2

As you can see, the highest average appreciator in each area is relative to its average appreciation rank on the table – save for the Sengkang area (logically speaking, an increased number of flats in said area usually skewers this trend).

The Sengkang area is relatively volatile with its highest appreciator, Fernvale Crest (120.55%) ranking 2nd and its lowest appreciator, Fernvale Palms (41.3%) ranking 21st out of the 22 developments. 

We can also tell that the influx of HDB flats in the Punggol region led to lesser demand and essentially lower average appreciation across the board. In crux, no particular development did extremely well from the appreciation stat standpoint as compared to the other areas covered here. 

What’s more, top appreciator Segar Grove’s 2-bedders were sold at a whopping 2.7 times more, 5 years from its initial launch. 

It gives eye to a trend. A trend sounded by all the other flats in the Punggol, Woodlands, Bukit Panjang, Choa Chu Kang, Jurong West, Yishun, and Sengkang area.

Lesser roomed units are the biggest winners here.

Final Word

So why are the stats as such? And what other trends can it tell us about this new round of upcoming BTOs?

With all these figures and opportunities floating around, it is only natural for all these queries to abound.

One thing that is certain however, is that this little analysis has shown us just how much we can actually make from our BTO units if we sell them upon MOP.

Now my question to you – “Do you think this incredible trend will continue?

*For more information on the stats we use and for article requests, feel free to reach out to us at hello@stackedhomes.com. As always, we’d love to hear from you and get in touch!