A lower-floor sale above the earlier same-block high
The Block 1B flat’s lease commenced in 2011, with about 83 years and five months remaining at registration. An earlier five-room sale in the same block registered at S$1.630 million in May 2026. It measured 105 sqm and was within the 43rd-to-45th-storey band, compared with the September flat’s lower floor range and slightly larger area.
The S$71,000 difference is a comparison between two homes, not a return earned on one property. It illustrates why an asking price cannot be explained by floor height alone. HDB’s public records do not reveal renovation, facing, view, condition or the terms of negotiation, so they cannot establish what produced the premium.
The wider five-room comparison has moved on
Another September registration at The Pinnacle@Duxton reached S$1.720 million: a 107 sqm five-room flat at Block 1C Cantonment Road. The higher registration places the Block 1B sale among several high-value transactions at the development, rather than at its current highest price.
Outside the development, a 113 sqm five-room flat at Block 96A Henderson Road registered at S$1.728 million in April 2026, while a 122 sqm five-room flat at Block 92 Dawson Road registered at S$1.700 million in February. The graphic keeps those estates and areas distinct; similar totals can purchase different amounts of space.
For scale, the Block 1B price is approximately S$1,476.90 per square foot, derived from its 107 sqm recorded area. The same calculation gives about S$1,420.68 for the Henderson Road flat and S$1,294.55 for the Dawson Road flat. These are rounded conversions, not unit prices published by HDB or a ranking of all flats by psf. The comparisons use the January 2017-onward registration series, with the wider table checked on 9 October 2026.
Central location is part of the choice, not the whole valuation
The Pinnacle@Duxton offers a distinctive central HDB option near Tanjong Pagar, Outram Park and Maxwell. A household comparing it with other high-value five-room homes is weighing location alongside living space, lease and the specific home’s condition. A familiar development name cannot answer all of those questions.
For a prospective buyer, start with the financing and HFE position before setting a maximum offer. The HFE and financing timeline explains the document sequence. Then compare the full purchase commitment, including any cash required above valuation and renovation, with alternatives at the same budget.
Use the evidence to set the next step
For owners, recent same-block sales provide a starting set of comparables; active competing listings and the home’s condition help determine how to position it. Work through the outstanding loan, CPF refund and next-home timetable before committing to a sale. The HDB selling guide develops those steps.
The broader HDB market review and resale price update for upgraders provide a separate market frame. A single central five-room registration helps with a specific comparison; it does not establish a price level for other towns or flat types.