Where To Find The Cheapest Top-Floor HDB Units In Singapore (From $590,000)
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Ryan J
- February 1, 2025
- 9 min read
9 min read
When it comes to high-rise living, most Singaporeans have a preference for the highest floor. It’s associated with privacy, a better view, and fewer pest issues (allegedly!). But for the same reasons, top-floor units are almost always priced higher, and even HDB units can get pricey the higher up you go.
This week, we looked at some HDB blocks where the top-floor flats have been… well, not cheap, but at least more affordable than many counterparts. Here’s a list of places to start looking if you want to find a good deal on a high-floor unit:
Most Affordable Top-Floor 3-Room Flats
Note: There were only a small number of top-floor transactions for 3-room flats compared to larger flat types. As such, there may be less consistency in the resale pricing for these particular blocks/projects.
| Date | Town | Address | Price | Floor Range |
| 2024-01 | KALLANG/WHAMPOA | 117A JLN TENTERAM | $595,000 | 28 TO 30 |
| 2024-08 | ANG MO KIO | 310C ANG MO KIO AVE 1 | $680,000 | 28 TO 30 |
| 2024-10 | CLEMENTI | 208B CLEMENTI AVE 6 | $690,000 | 37 TO 39 |
| 2024-08 | TOA PAYOH | 262 TOA PAYOH EAST | $703,000 | 34 TO 36 |
| 2024-04 | BUKIT MERAH | 92A TELOK BLANGAH ST 31 | $728,000 | 28 TO 30 |
| 2024-04 | QUEENSTOWN | 32 GHIM MOH LINK | $728,000 | 37 TO 39 |
| 2024-01 | BUKIT MERAH | 92B TELOK BLANGAH ST 31 | $740,000 | 28 TO 30 |
| 2024-06 | CLEMENTI | 312A CLEMENTI AVE 4 | $740,000 | 40 TO 42 |
| 2024-06 | TOA PAYOH | 263 TOA PAYOH EAST | $748,000 | 34 TO 36 |
| 2024-08 | TOA PAYOH | 263 TOA PAYOH EAST | $748,888 | 34 TO 36 |
| 2024-10 | ANG MO KIO | 455A ANG MO KIO ST 44 | $750,000 | 34 TO 36 |
| 2024-04 | TOA PAYOH | 263 TOA PAYOH EAST | $765,000 | 34 TO 36 |
Where Did the Most Affordable Units Come From?
1. Blk 117A Jalan Tenteram (Tenteram Peak) – $595,000
Tenteram Peak is in a mature town (Kallang/Whampoa) and was completed in 2017, so the MOP was only about three years ago.
We would chalk up the lower price point to two issues. The first is that, despite the mature location, we wouldn’t consider Tenteram Peak to be especially accessible. Potong Pasir MRT Station (NEL) isn’t exactly within walking distance. So more than likely, residents will take the bus straight to Potong Pasir MRT instead; it’s also on the NEL, but The Poiz Mall is there.
The other reason is the proximity of the CTE. It can get noisy being so close to the expressway, and we can’t be sure that being on the top floor completely prevents this. It may also, subjectively speaking, be considered a less desirable view by some.
That said, Kallang/Whampoa is a developed and mature area, so you won’t have an issue finding a coffee shop or convenience store, although this area doesn’t match the hubs at Whampoa or Boon Keng. It is also a fairly central location, even if it doesn’t have immediate MRT access. In general, this is a good option for those who don’t mind using the bus and need to be close to the city centre while still on a budget.
2. Blk 310C Ang Mo Kio Ave 1 – $680,000
This project is located in the mature estate of Ang Mo Kio and was completed in 2012.
This location is a bit of a mixed bag. It’s got a good view, as the block is very close to Bishan-Ang Mo Kio Park; the greenery is right across Ang Mo Kio Ave 1. The surrounding HDB enclave is also quite well-developed. Besides the usual heartland amenities, there’s a Giant supermarket a little down the road, along Ang Mo Kio Street 31.
That said, this is one of those locations that’s difficult to summarise. It’s kind of convenient, but not very convenient.
For example, AMK Hub is somewhat close, but not close enough to comfortably walk (we’d estimate 13 to 15 minutes, so most people would take a bus). The same goes for the Bishan North Shopping Mall (an HDB-run mall), which is about the same distance. There is also another shopping mall nearby, called Broadway Plaza, but there isn’t much here—some eateries, hair salons, and scattered retail—not what we’d call a major amenity.
As for the MRT station, there isn’t one within walking distance, but that’s just temporary. Teck Ghee MRT station (CRL) will be within walking distance, though it won’t be operational until 2029.
Overall, you might like this if you enjoy greenery views and want to be in a quieter part of Ang Mo Kio, but the level of amenities may not match the usual expectations for this mature town.
3. Blk 208B Clementi Ave 6 (Clementi Gateway) – $690,000
This project is located in the mature town of Clementi and was built in 2017, so its MOP was just around three years ago.
This project has a nice greenery view in the direction of the Ulu Pandan Park Connector. There’s also a Sheng Siong right along Avenue 6 and a good number of schools nearby. Nan Hua Primary, Clementi Primary, Pei Tong, and Clementi Town Secondary are all within the one-kilometre priority distance.
Another highlight here is the point block design used for Clementi Gateway. These are highly desirable block layouts with just four flats per floor and no long corridors.
The price would be higher if Clementi Gateway were closer to Clementi MRT station (EWL, CRL). As it stands, you’ll want a bus connection to get there, but there are direct buses like 183, so that isn’t a major inconvenience. Once you’re there, you have access to all the shopping and dining of the gigantic Clementi Mall.
All in all, this was a good price for this project, and we’d be surprised if it doesn’t climb much higher.
Most affordable top-floor 4-room flats
| Date | Town | Address | Price | Floor Range |
| 2024-07 | BUKIT PANJANG | 626 SENJA RD | $590,000 | 28 TO 30 |
| 2024-08 | BUKIT PANJANG | 633C SENJA RD | $668,888 | 31 TO 33 |
| 2024-11 | JURONG EAST | 22 TEBAN GDNS RD | $690,000 | 40 TO 42 |
| 2024-10 | WOODLANDS | 182B WOODLANDS ST 13 | $712,000 | 28 TO 30 |
| 2024-05 | ANG MO KIO | 353 ANG MO KIO ST 32 | $720,000 | 28 TO 30 |
| 2024-12 | WOODLANDS | 182B WOODLANDS ST 13 | $745,000 | 28 TO 30 |
| 2024-02 | BUKIT PANJANG | 185 JELEBU RD | $758,000 | 28 TO 30 |
| 2024-03 | KALLANG/WHAMPOA | 15 FARRER PK RD | $765,000 | 28 TO 30 |
| 2024-09 | BUKIT BATOK | 292B BT BATOK EAST AVE 6 | $780,000 | 34 TO 36 |
| 2024-04 | ANG MO KIO | 352 ANG MO KIO ST 32 | $790,000 | 28 TO 30 |
Where did the most affordable units come from?
1. Blk 626 Senja Road – $590,000, and Blk 633C Senja Road – $668,888
These projects are both situated along Senja Road in Bukit Panjang. They share broadly similar locational traits, but Block 633C is newer – it was completed in 2013, whereas Block 626 was completed in 2005. The age difference might account for the price discrepancy between the two.
Despite Bukit Panjang being considered non-mature, this location is still convenient. While there isn’t an MRT station within walking distance, the Senja LRT station can be reached on foot. The LRT loop here goes to both Choa Chu Kang station (NSL, JSL) and Bukit Panjang MRT station (DTL).
This means the amenities of Lot One – the major mall for Choa Chu Kang—are within reach. Alternatively, you can take the LRT to Junction 10/The Tennery (Bukit Panjang), which also has a Sheng Siong, eateries, and several enrichment centres.
In the immediate surroundings, there’s a kopitiam and an NTUC FairPrice at Senja Grand. Or, you can walk towards Senja Heights, where you’ll find Senja Hawker Centre as well as other eateries.
West Spring Primary and Secondary are both within walking distance of these two blocks, while Teck Whye Primary and Secondary, as well as Zhenghua Secondary, are all within one kilometre.
There’s no getting around the fact that Bukit Panjang is a fringe region, though, and it’s a long trip to town.
2. Block 22 Teban Gardens Road – $690,000
This project is located in Jurong East, which has become a retail powerhouse over the past decade. This block was completed in 2013.
Block 22 and its surroundings came under renewed scrutiny in August last year (2024), due to the BTO launch of the nearby Teban Breeze. The upcoming Teban Breeze is only around an eight to 10 minute walk from this block; so those who missed their shot with the BTO might be interested in this as a resale alternative.
The presence of the Pandan Reservoir on one side, and Jurong River on the other, provides good views. And anglers may want to take note: there’s a legal fishing ground at the Pandan Reservoir Park.
Still, this area is nothing like the main hub of Jurong East: that particular hotspot, with its cluster of malls and offices, is almost two kilometres away. The surroundings here are much more subdued; you’ll find the usual heartland amenities (coffee shop, childcare, etc.) with a Sheng Siong nearby. Also nearby is the Teban Gardens Food Centre, which some foodies consider an under-the-radar gem.
For now, you’ll need a bus to get to Jurong East and its interchange (EWL, NSL, JEL). But the Pandan Reservoir MRT station will be up very soon, in around 2027. At that point, it’s just two stops to Jurong East.
The main drawback to this area is the poor school access. Apart from Commonwealth Secondary, we don’t see other options within a one-kilometre radius. Some homeowners may also dislike the presence of some light industrial areas, toward the direction of the Jurong River.
It’s a good location for those who’d enjoy the reservoir view and park. Just don’t equate it with Singapore’s “second CBD,” even if it’s technically in the same estate.
3. Blk 182B Woodlands Street 13 (Marsiling Greenview) – $712,000
Marsiling Greenview is in Woodlands and was completed in 2019. It would have reached its MOP only around a year ago.
This is a very well-situated project, within walking distance of Marsiling MRT station (NSL). This is just one stop from Woodlands proper, so residents are within easy reach of Causeway Point Mall. The immediate surroundings are also reasonably convenient, with a Sheng Siong and a food court in walking distance. The area around the Marsiling MRT station is also quite built up, with eateries, another Sheng Siong, an NTUC FairPrice, and a POSB branch.
Marsiling Park is nearby, so there’s ample greenery for families; but this sort of greenery is expected in most parts of Woodlands anyway.
Marsiling Primary and Secondary are both close by, and Fuchun Primary and Secondary are also within one kilometre. Other than that, most of us probably accept that Marsiling and Woodlands stations, even if they’re walkable, are still going to be a long ride from the city centre.
Most affordable top-floor 5-room flats
| Date | Town | Address | Price | Floor Range |
| 2024-06 | BUKIT PANJANG | 630 SENJA RD | $683,000 | 28 TO 30 |
| 2024-10 | BUKIT PANJANG | 627 SENJA RD | $710,000 | 28 TO 30 |
| 2024-10 | BUKIT PANJANG | 626 SENJA RD | $721,888 | 28 TO 30 |
| 2024-02 | BUKIT PANJANG | 635A SENJA RD | $785,000 | 34 TO 36 |
| 2024-08 | BUKIT PANJANG | 181 JELEBU RD | $865,000 | 28 TO 30 |
| 2024-04 | BUKIT BATOK | 620 BT BATOK CTRL | $888,000 | 28 TO 30 |
| 2024-02 | BUKIT PANJANG | 605 SENJA RD | $900,000 | 28 TO 30 |
| 2024-05 | BUKIT PANJANG | 606 SENJA RD | $900,000 | 28 TO 30 |
Where did the most affordable units come from?
Note: We’ve left out comments on the first four Senja Road entries, as these are clustered in the same area (or involve the same blocks) as the 4-room flats above. This particular cluster in Bukit Panjang appears to be among the most affordable top-floor units in recent transactions and shares a generally similar location.
We’re also aware that the quantum of these flats is high, and won’t meet the conventional definition of “affordable.” Rather, treat them as the most affordable of the top-floor units we could find, in the pricey 2024/25 resale market. You’ll notice that even at these prices, the following blocks are still in non-mature estates!
1. Blk 181 Jelebu Road – $865,000
This HDB project is in the non-mature estate of Bukit Panjang and was completed in 2000.
This block is close to Bukit Panjang MRT station (DTL), which is also where you’ll find Junction 10/The Tennery. This mixed-use development has a Sheng Siong, various eateries, and mostly enrichment centres. Note that the Bukit Panjang station is also part of an LRT loop, which connects to Choa Chu Kang (NSL, JSL), so Lot One Mall is also within reach.
Just across the road, you’ll also find Bukit Panjang Plaza (BPP), which has a Don Don Donki and NTUC FairPrice. The Hillion, a mixed-use development, is also across the road; and its commercial component includes a food court and an NTUC FairPrice. In light of this, you can mostly ignore the “non-mature” issue of Bukit Panjang, as this specific spot has the amenities to rival many mature areas.
The expected tradeoff to the convenience is that, since this is a hub area, you have to be okay with more surrounding traffic and noise.
This block is very close to block 605 Senja Road, detailed below.
2. Blk 620 Bukit Batok Central – $888,000
This project is in the non-mature estate of Bukit Batok and was built in 2003.
This block is right next to West Mall and is just a short walk to Bukit Batok MRT station (NSL). West Mall has the usual assortment of a food court (Koufu), pharmacies (Guardian and Watsons) and supermarkets (Cold Storage), along with other eats and services. Bukit Batok Station (NSL) is also just one stop from Jurong East, which is Singapore’s second CBD with its huge assortment of malls, office spaces, recreation, etc. Based on that distance, this project could be seen as an alternative to a Jurong East location.
This block also provides good access to the Bukit Batok Park Connector and Bukit Batok Central Park and Hillside Park. So even though it’s one of the more developed areas in the estate, there’s still a good amount of greenery.
School access is also excellent, with six schools within one kilometre. This includes Bukit View Primary and Secondary, Lianhua Primary, Princess Elizabeth Primary, Hillgrove Secondary, and Bukit Batok Secondary.
This is an all-around solid location, particularly for those who like Jurong East but want to be near the green lungs.
3. Blk 605 Senja Road – $900,000
Again we’re back to Senja Road, but this time the project is much older. Block 605 is in Bukit Panjang, and it’s one of the oldest on our list, going back to 1999. This block is very close (within a few minutes’ walk) to block 181 Jelebu Road, detailed above.
This project is close to Bukit Panjang MRT station (DTL, similar to block 181 Jelebu Road. This means the same proximity to The Hillion, The Tennery/Junction 10, Bukit Panjang Plaza, and the Bukit Panjang Interchange (DTL). As above, this also means easy access to Lot One, as Bukit Panjang and Choa Chu Kang MRT stations are connected by an LRT loop.
Even the age of this block is quite similar to 181 Jelebu Road (only one year younger); so between the two, it will boil down to preferences over specific unit layouts.
The resale market is pricey in 2024/25, and it’s tough to find cheap options right now; let alone for desirable top-floor units.
But opportunities do still happen, so reach out to us at Stacked if you need help. We’ll also provide you with in-depth reviews of new and resale properties, all year round. If you’d like to get in touch for a more in-depth consultation, you can do so here.
