Five-year flats tend to command a premium: you’re getting a near-new unit without the wait, with insignificant lease decay, and with probably newer renovations. That’s why it’s getting harder to find a recent MOP 5-room flat below $950,000, even in non-mature areas. But there are still pockets where pricing hasn’t fully stretched; maybe due to seller circumstances, or just being slightly off the usual “hot zones.” This week, we looked at a handful of newly MOP 5-room flats that fit the price range:
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Now let’s get on with the list of curated units this week!
Shortlists like this are a useful starting point, but the units that make the list aren't necessarily the ones that make the most sense for your budget, lifestyle or long-term plans.
The harder part comes afterwards: comparing the trade-offs, evaluating the numbers, and deciding which home is actually the best fit for your situation.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
1463A Bukit Batok Street 41
$759,000
| Attribute | Info |
| Address | 463A Bukit Batok Street 41 |
| Size | 1,216 sq ft |
| $PSF | $624 |
| TOP date | 2021 |
Why I like it
Located across from Le Quest and Bukit Batok West Hawker Centre, this unit benefits from a well-developed cluster with plenty of food and grocery options nearby. It is also near the park connector leading toward Bukit Batok Town Park and Little Guilin.
The layout is practical and family-friendly, with clearly segregated living and dining areas. The living room is notably spacious, with the flexibility to carve out a study or additional room if needed, without compromising the sense of openness. Large window panels bring in strong natural light, making the space feel even larger.
The kitchen includes a separate service yard, with the household shelter neatly tucked within. All three bedrooms are well-sized, and a standout feature here is the presence of a bathtub, which is increasingly uncommon in newer HDB units.
2409D Northshore Drive
$850,000
| Attribute | Info |
| Address | 409D Northshore Drive |
| Size | 1,205 sq ft |
| $PSF | $705 |
| TOP date | 2021 |
Why I like it
Set within the Northshore precinct, this unit is near Northshore Plaza and enjoys easy access to daily amenities. It is also near the park connector that leads toward Punggol Beach and Coney Island, giving it a stronger lifestyle angle compared to many inland estates.
Positioned on a high floor, the unit gets good natural light and even a pocket sea view. The dumbbell layout maximises usable space, while floor-to-ceiling windows in the living area enhance the sense of openness. The open kitchen further extends this, making the living and dining areas feel more expansive.
A long kitchen island doubles as both dining space and storage, while a separate service yard keeps utility areas tucked away. There is also an additional study or small bedroom near the entrance. Notably, the master bedroom has been combined with an adjacent room to create a larger sleeping space, which is practical for families who prioritise room size.
3874B Tampines Street 85
$855,000
| Attribute | Info |
| Address | 874B Tampines Street 85 |
| Size | 1,216 sq ft |
| $PSF | $703 |
| TOP date | 2021 |
Why I like it
This unit sits within a cluster with convenient access to food and groceries, and is near the park connector leading to Bedok Reservoir Park. It is also within 1 km of Poi Ching School and St. Hilda’s Primary School, which are relevant for family buyers.
Despite being on a lower floor, the unit still receives a decent amount of natural light. The living and dining areas are well segregated, which makes furniture placement easier. There is also the option to carve out a study space within the living area if needed.
The open kitchen design helps the dining area feel more spacious, with an island that includes a built-in sink acting as both a divider and additional prep space. A separate service yard is also included. All three bedrooms are comfortably sized, making this a practical choice for families.
4356B Anchorvale Lane
$888,000
| Attribute | Info |
| Address | 356B Anchorvale Lane |
| Size | 1,216 sq ft |
| $PSF | $730 |
| TOP date | 2021 |
Why I like it
Located in Sengkang, this unit is near neighbourhood amenities and sits along a park connector that runs toward Sengkang Riverside Park and the Punggol River. It is also within 1 km of Nan Chiau Primary School.
A key highlight here is the unblocked river view, which can be enjoyed from the living area and all three bedrooms. This is not commonly found at this price point. Inside, the layout is efficient, with well-defined living and dining zones and the option to carve out a study space if desired.
The open kitchen helps visually expand the dining area, with an island providing additional prep space and storage. The kitchen also includes a service yard and houses the household shelter. A cabinet near the entrance adds privacy by blocking direct views into the home, while also serving as extra storage. Neutral earthy tones throughout make it easier for buyers to adapt the space to their own style.
5619A Tampines Street 61
$919,888
| Attribute | Info |
| Address | 619A Tampines Street 61 |
| Size | 1,216 sq ft |
| $PSF | $756 |
| TOP date | 2021 |
Why I like it
Surrounded by a range of food options within nearby clusters, this unit is also near Tampines Eco Green and within 1 km of Poi Ching School.
Positioned on a high floor, the unit benefits from good natural light. The living and dining areas are clearly defined, making the layout easy to work with. Notably, this unit comes with four bedrooms, offering more flexibility for larger households.
The kitchen features a folding door, allowing the dining area to feel more spacious when opened up. A separate service yard is also included. With minimal built-ins, the unit is well-suited for buyers who prefer to renovate and customise the space.
Round-ups like this are a good place to start a shortlist, but the real work begins when you start comparing the final few options, looking beyond the headline criteria to decide which property is the best fit for your own situation.
That’s where many readers ask us to help.
If you’d like a second view on any of the units above (or others we haven’t listed), 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.
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