Bedok 5-Room HDB Flat Sets New S$1.54 Million Resale Record

Why Bedok South Horizon dominates the town’s highest resale prices

The record is not an isolated transaction. All ten of Bedok’s highest-priced five-room resale flats in HDB’s official dataset are located within Bedok South Horizon, across Blocks 152B, 152C, 153B and 153C Bedok South Road.

Each measures 113 sqm, allowing a more meaningful comparison of transactions within the same estate.

Among these ten transactions, six flats on the 10th storey and above registered between S$1.40 million and S$1.54 million. The remaining four, on lower storeys, registered between S$1.30 million and S$1.38 million.

The difference suggests that floor level may be an important consideration within this particular estate, although individual flat conditions, views and other characteristics can also influence resale prices.

The record, and the row behind it

The registration is one row in HDB’s official dataset of resale flat prices, recorded by registration month. As checked on 12 October 2026, it reads: a 5-room flat at Block 152B Bedok South Road, floor area 113.00 sqm, storey band 13 to 15, lease commenced 2022 with a recorded 94 years 7 months remaining, registered in October 2026. Because the official data records the month rather than an exact date, the record and the previous S$1.48 million row fall in the same registration batch, not in consecutive months.

Worked from the official price and area, the registered figure comes out at S$13,628 per square metre, or about S$1,266 per square foot (113 sqm is roughly 1,216 sqft). Both are derived from the same transaction and stated for scale: HDB does not publish price-per-area, and the floor area is the dataset’s recorded figure rather than a measured one.

What the record establishes, and what it does not

The row establishes a price point for one flat type in one estate: the top of the official Bedok 5-room table, and the first Bedok flat above S$1.5 million. It does not establish a town-wide level, because the entire top is one estate; it does not establish a trend, because it is a single registration month rather than a series; and it does not value any other flat, because the public row does not record renovation, orientation, condition or the parties’ terms.

Two scope points apply to every figure here. The record is a position within the official dataset from January 2017 onwards, not an all-time national record, where the nationwide top rows sit above S$1.7 million. And the dataset updates daily, so the ranking can move; it was checked on 12 October 2026.

Bedok South Horizon, the estate behind the table

Bedok South Horizon is the estate all ten rows belong to, and it is only now reaching the resale market. Media reported that the project reached its five-year maturity date earlier in 2026, with its first resale registrations in April 2026; of the flats resold since then, 36 recorded prices of S$1 million or more and all 12 resold 5-rooms fetched at least S$1.265 million.

Those project-level counts are EdgeProp’s compiled figures, not official HDB statistics, and they are used as context only. The official dataset is the anchor; the estate’s recent MOP and steady high end explain why one development dominates the town’s top-ten table.

What is coming to the area

Two developments frame the estate, and both are context rather than causes of the record. The subject flat is near Bedok South MRT station on the Thomson-East Coast Line, expected to open by the end of 2026. The Bayshore Drive mixed-use site beside it was sold in July 2026 for S$2.13 billion (S$1,323 psf ppr) for about 1,280 homes, a retail mall and a bus interchange — new private supply landing in the same neighbourhood.

A buyer weighing Bedok South Horizon resales against that incoming supply, or an upgrader comparing a 5-room against the Bayshore homes, has the local picture to complete the comparison. No causal link to the S$1,540,000 registration is claimed.

What a Bedok buyer or seller can take from it

The habit this example rewards is reading the official table rather than the headline. Compare the same flat type and estate, read the storey band, and keep total price, price per square metre and price per square foot straight — the storey-band split in this table is the clearest signal of what position within one estate adds to price.

For a seller testing asking-price expectations, the top of the table is a reference point, not a mandate: comparable value depends on the specific flat’s storey, condition and the household’s position. Stamp duty exposure, financing options and legal implications are worth reviewing before committing.

Sources and further reading

Further reading on this site: the Bishan Natura Loft 5-room DBSS resale (a different estate and a national-ranking frame), the Pinnacle@Duxton 5-room record analysis, the 3Q 2026 HDB resale flash estimate (a different release and definition), the HDB resale market in Singapore in 2026, and the HDB resale market guide.

This article explains one registered resale row in HDB’s official dataset and the town-level table behind it, together with general planning considerations. It is not a valuation of any other flat and does not provide legal or tax advice; where a household’s move involves stamp duty, financing or legal implications, those are worth reviewing before committing.