This HDB Just Crossed $1.3M For The First Time — In An Unexpected Area
January 4, 2026
A five-room flat at 7 Pine Close in Mountbatten has set a new record price for a resale five-room HDB flat in Geylang. The 1,184 sq ft unit, which is between the 19th and 21st floors, transacted for $1.375 million ($1,161 psf) when the sale was lodged on Dec 30, 2025.
Previously, the record price for a five-room resale flat in Geylang was $1.31 million ($1,015 psf). This involved a 1,291 sq ft flat at 28 Cassia Crescent, a nearby block that is less than 200m away from 7 Pine Close.
However, the island-wide record for a resale five-room flat was lodged in July 2024. The 1,180 sq ft unit on the 45th floor at SkyOasis @ Dawson transacted for an eye-watering $1.73 million ($1,466 psf).
Turning back to 7 Pine Close, the lease on the 25-year old block started in June 2000, giving it a remaining lease of 73 years. The block comprises four- and five-room flats that range from 1,023 sq ft to 1,216 sq ft.

Based on HDB transaction data, this is the first time a unit at 7 Pine Close has changed hands for more than $1.3 million. There were five resale transactions at the block in 2025:
| Flat Type | Storey | Floor Area (sq ft) | Resale Price ($) | Sale Date |
| 5R | 19 – 21 | 1,184 | 1,375,000 | Dec 2025 |
| 5R | 4 – 6 | 1,195 | 1,120,000 | Oct 2025 |
| 5R | 4 – 6 | 1,216 | 1,150,000 | Aug 2025 |
| 5R | 1 – 3 | 1,216 | 1,080,000 | Aug 2025 |
| 5R | 10 – 12 | 1,184 | 1,125,000 | Feb 2025 |
Based on transaction data, it seems that some of the HDB blocks surrounding 7 Pine Close have begun to cross the $1 million threshold. The neighbouring block 11 just recorded its first million-dollar sale last June when a 1,216 sq ft five-room unit fetched $1.038 million ($853 psf).
Meanwhile, 5 Pine Close registered the sale of a 1,195 sq ft five-room flat, between the 10th to 12th floor, that was sold for $1.3 million ($1,088 psf) last September. The previous price high at that block was just over a million-dollars when a diffeent 1,195 five-room flat was sold for $1.068 million ($894 psf) in June 2024 – but this unit was located on a higher floor, between the 19th to 21st floors.

There are several reasons why resale prices at 7 Pine Close and its neighbouring blocks have seen a sustained price increase in recent months. The view is probably a good reason, and considering that the flat with the record sale is on a high floor, it’s a strong likelihood that this unit faces a pretty spectacular view towards Kallang and Marina East.
More from Stacked
I Reviewed HDB’s Showroom For 4 And 5-Room Flats. Here’s What Future Homeowners Should Know
Singaporeans are full of overused jokes about HDB flats and how small they are. “Hamster cages,” we call them, or…
The area is also centrally located and the proximity to Mountbatten MRT station on the Circle Line (CCL) enhances public transport accessibility. The station is two stops away from Promenade Interchange which connects the Downtown Line and CCL; meanwhile, Dhoby Ghaut Interchange, along the Orchard Road shopping belt, is six stops away.
Mountbatten also hasn’t seen a lot of new BTO supply coming its way. The latest BTO project was Dakota Crest, a 443-unit development along Old Airport Road, which launched as part of the February 2022 BTO sales exercise.
The project was drastically oversubscribed by over 6.3 times at the close of the BTO application period. Check out our past article where we spoke to a couple who successfully balloted for a unit at Dakota Crest, and why they chose a three-room flat.
However, the supply situation around Mountbatten might change in the coming years. Last month, when the Master Plan 2025 was gazetted, several sites around Mountbatten Square and Mountbatten Centre, collectively spanning at least 7ha, were re-zoned for future residential development.
The sites currently house the Singapore Association for the Deaf and a number of preschools. If these sites are redeveloped, they could yield up to 2,500 new BTO flats with the first project offered as early as 2027.
Price growth in the HDB resale market has finally flattened, with the latest housing statistics showing a near 0% q-o-q change in 4Q2025. And, with more than 13,800 flats expected to reach their MOP this year, it looks like price growth across most HDB towns will be much more moderate as buyer’s will have a wide range of newer resale flats to pick.
At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com — we read every message.
Timothy Tay
As Editor-in-Chief of Stacked, Timothy leads the newsroom and shapes our editorial direction, ensuring readers receive timely, thoughtful, and well-researched news and analysis. He brings over eight years of experience as a business and real estate journalist, with a strong track record across both print and digital platforms. His reporting spans luxury residential, commercial real estate, and capital markets, alongside in-depth coverage of sustainability and design.Need help with a property decision?
Speak to our team →Read next from Editor's Pick
Singapore Property News The Unexpected Side Effect Of Singapore’s Property Cooling Measures
Singapore Property News The Most Expensive Resale Flat Just Sold for $1.7M in Queenstown — Is There No Limit to What Buyers Will Pay?
Singapore Property News Why Housing Took A Back Seat In Budget 2026
Singapore Property News An Older HDB Executive Maisonette Just Sold For $1.07M — And It Wasn’t In A Mature Estate
Latest Posts
Overseas Property Investing Savills Just Revealed Where China And Singapore Property Markets Are Headed In 2026
Property Market Commentary We Review 7 Of The June 2026 BTO Launch Sites – Which Is The Best Option For You?
On The Market Here Are The Cheapest 4-Room HDB Flats Near An MRT You Can Still Buy From $450K
0 Comments