# Bedok South Horizon Sets New $1.45M Resale Record For 5-Room Flat - **Source:** Stacked Homes - **Published:** 2026-08-27T10:31:21.000Z - **Author:** Sabrina Lee - **Original:** https://stackedhomes.com/bedok-5-room-hdb-sold-record-1-45m-same-block-broke-record-3-months-ago/ - **Topics:** HDB & Public Housing, Transactions & Deals ## Featured rationale Repeated records at Bedok South Horizon signal strong demand for newly MOP-eligible flats near the upcoming MRT station, potentially supporting nearby prices despite increasing resale supply. ## AI summary A 1,215 sq ft five-room flat at 153B Bedok South Road sold for a Bedok record of $1.45 million, or $1,192 psf, in August 2026. ## Original article The 940-unit Build-To-Order (BTO) project Bedok South Horizon is emerging as a hotspot for record setting resale prices in that part of East Coast. Located in District 16, most of the flats in that BTO project became eligible for resale after they cleared their minimum occupation period (MOP) earlier this year. Now, a 1,215 sq ft five-room flat at Bedok South Horizon has set a record resale price of $1.45 million, the highest price paid so far for that type of public housing flat in Bedok. The unit, at 153B Bedok South Road, sits on the 16th to 18th floor and the sale was closed at $1,192 psf earlier this week. This is not the first time a resale unit at Bedok South Horizon has smashed the resale record in Bedok. In April, a four-room flat there changed hands for $1.17 million (1,169 psf) – read about that transaction here. But what makes the latest record-setting five-room sale stand out isn’t just the price. It’s also the second time in three months that a unit at 153B has broken Bedok’s five-room resale record. In May, another unit in the same block and floor band sold for $1,400,000 ($1,151 psf) – itself a record at the time. In recent months, four- and five-room flats at Bedok South Horizon have set higher and higher resale prices in Bedok. (Map: URA) The trend doesn’t stop there. Of the top five most expensive resale five-room transactions in Bedok to date, three more involve units at 153C Bedok South Road, which is the block next door. Between May and August, five separate resale transactions across both blocks saw flats change hands for over $1.2 million, a price level that the rest of the resale HDB flats in Bedok are rarely able to command. So, what’s turning some of the flats at Bedok South Horizon into the most expensive five-room addresses in Bedok? We think that it’s a combination of market timing, transport connectivity, and a recent policy shift. Bedok South Horizon comprises eight residential blocks that house a total of 940 units, with a mix of three- to five-room flats. It was one of four Bedok BTO projects launched in the November 2016 BTO sales exercise, alongside the 500-unit Bedok Beacon, the 215-unit Bedok North Vale, and the 357-unit Bedok North Woods. Together, those four developments account for over 2,000 flats which will complete their minimum occupation period (MOP) between 2026 and 2027. This means that there will be more resale eligible flats which are set to enter Bedok’s resale market over the next 12 months or so. Bedok South Horizon sits at a highly desirable location, at the junction on Bedok South Road and Upper East Coast Road. The BTO project is next to Temasek Primary School, Temasek Secondary School, and Siglap Community Club. But the most compelling attribute of this BTO development is its near direct connection to the upcoming Bedok South MRT station on the Thomson-East Coast Line. This station is scheduled to be operational by the end of this year. Our initial review illustrated some of the views that units at Bedok South Horizon enjoy. (Illustration: Stacked) In 2023, we visited Bedok South Horizon after it was completed. Read our review of the BTO development back then. Ever since flats at Bedok South Horizon were eligible for resale, the price ceiling there has steadily climbed. Right off the bat, a five-room flat between the 16th to 18th floors transacted for $1.4 million in May. In fact, the next three most expensive resale transactions in Bedok – which were lodged over the past three months – are also units in the same development. They are in the lower levels of the block next door, Block 153C, and are similarly sized at 1,216 sq ft. They were sold for $1.38 million, $1.37 million, and $1.28 million. The three transactions from 153C were units on the fourth-to-sixth and seventh-to-ninth floor bands, and fetched prices that were substantially lower than the top-floor units at 153B. Yet they still managed to command prices of $1.28 million to $1.38 million. The transaction history so far suggests that the price premium at Bedok South Horizon is driven at least as much by the development itself and its locational attributes, as well as the how high up each unit is. The key differentiators between transactions come down to floor level, facing, and the timing of the sale. Top Five Highest Five-Room Transactions in Bedok Block | Street | Month | Storey | Size (sq ft) | Price 153B | BEDOK STH RD | 2026-08 | 16 TO 18 | 1,216 | $1,450,000 153B | BEDOK STH RD | 2026-05 | 16 TO 18 | 1,216 | $1,400,000 153C | BEDOK STH RD | 2026-05 | 04 TO 06 | 1,216 | $1,380,000 153C | BEDOK STH RD | 2026-06 | 07 TO 09 | 1,216 | $1,370,000 153C | BEDOK STH RD | 2026-07 | 04 TO 06 | 1,216 | $1,280,000 A look at all the most recent five-room transactions in Bedok in August gives us a clue as to Bedok South’s record-breaking sales. In August, the next priciest sale involved a resale unit at Kembangan Gardens on Lengkong Tiga. There, a 1,291 sq ft five-room flat was sold for $1.09 million – or, about $360,000 less than the record-setting price at 153B Bedok South Road. Kembangan Gardens is a HDB estate that is actually closer to Kembangan than Bedok, and its address is more inland, on the north side of Changi Road. The next three on the list were flats in Chai Chee, Bedok Reservoir View, and Jalan Tenaga, which are also more inland. Generally, residential developments in the East Coast area – public housing flats and private residential condos – command higher prices the closer they are to the seafront. Most Recent Five-Room Transactions in Bedok (August 2026) Block | Street | Month | Storey | Size (sq ft) | Price 153B | BEDOK STH RD | 2026-08 | 16 TO 18 | 1,216 | $1,450,000 114 | LENGKONG TIGA | 2026-08 | 10 TO 12 | 1,292 | $1,090,000 807C | CHAI CHEE RD | 2026-08 | 04 TO 06 | 1,216 | $990,000 765 | BEDOK RESERVOIR VIEW | 2026-08 | 16 TO 18 | 1,238 | $881,888 659 | JLN TENAGA | 2026-08 | 04 TO 06 | 1,345 | $860,000 With the MOP behind them, some owners are looking forward to realising strong profits The start of operations for a new MRT station will always drive up the overall buying interest and residential demand in most neighbourhoods in Singapore. But Bedok South Horizon has the added benefit of just reaching its MOP, making it one of the newest resale flats available on the market today. For some owners, the year that a flat attains its MOP is one of the best times to capitalise on the value of the property, not just because of MOP itself, but also because the remaining lease is at its longest. For Bedok South Horizon, most of its units have about 94 years left on the lease, which opens it to the widest pool of buyers who must meet loan and eligibility requirements pegged to the remaining lease. The long remaining tenure removes the loan and eligibility concerns that older, shorter-lease flats tend to introduce, and it positions the flat firmly within the bracket that most CPF-using buyers can access without restriction. The timing of the sales, along with Bedok South Road’s premium location and MRT, might explain why these units have flown off the shelves in the last four months. No more wait-out period for cash-rich right-sizers Another factor that has likely contributed to the uptick in million-dollar resale transactions in recent days, is the end of the 15-month wait-out period for private property owners buying a five-room or larger flat. At the end of July, the government scrapped the “wait-out period” rule that prevented condo downgraders from liquidating and paying all cash for an HDB flat. Now, those who own private residential properties do not have to wait to buy an HDB resale flat, as long as they are not taking an HDB loan. Read our article: Singapore Removes 15-Month Wait-Out Period For Private Homeowners Buying Resale HDB Flats: Will Prices Rise Again? The wait-out rule was originally put in place to cool the market and give opportunities to those looking for a home who are less cash-rich. According to the Ministry of National Development, it has been lifted as the market has sufficiently moderated. Now, without a wait-out period, downgraders are able to quickly sell their condos, just in time to go into large sized HDB flats like those at Bedok South Horizon. Market watchers noted that the week after the rule change, enquiries for HDB flats priced at $1 million or above rose by 154% over the previous week. ## Chinese translation > Translation model: grok_cli ### Bedok South Horizon五房式组屋创下145万新元转售新纪录 2026年8月，勿洛南路153B座一套五房式组屋以1,450,000新元（即每平方英尺1,192新元）成交，刷新勿洛转售纪录，打破仅三个月前同一座楼创下的前纪录。 拥有940个单位的预购组屋（BTO）项目Bedok South Horizon，正成为东海岸这一带创纪录转售价格的热点。该项目位于第16区，其中大部分组屋单位在今年早些时候完成最低居住年限（MOP）后，已符合转售资格。 如今，Bedok South Horizon一套1,215平方英尺的五房式组屋创下145万新元的转售纪录，这是迄今为止勿洛该类公共组屋成交的最高价格。该单位位于勿洛南路153B座，处于16至18楼，本周早些时候以每平方英尺1,192新元成交。 这并非Bedok South Horizon转售单位首次打破勿洛转售纪录。今年4月，那里一套四房式组屋以117万新元（每平方英尺1,169新元）转手——可在此阅读该笔交易。 但让这套最新创纪录的五房式组屋成交格外突出的，不仅仅是价格。这也是三个月内，153B座单位第二次打破勿洛五房式组屋转售纪录。今年5月，同一座楼、同一楼层段的另一套单位以1,400,000新元（每平方英尺1,151新元）售出——当时本身就是一项纪录。 近几个月来，Bedok South Horizon的四房式和五房式组屋在勿洛创下了越来越高的转售价格。（地图：URA） 这一趋势并未止步于此。迄今为止勿洛最昂贵的五笔五房式组屋转售交易中，另有三笔涉及隔壁栋勿洛南路153C座的单位。 5月至8月期间，这两座楼共有五笔独立转售交易的组屋成交价超过120万新元，这一价位是勿洛其余转售组屋很少能够达到的。 那么，是什么让Bedok South Horizon的部分组屋成为勿洛最昂贵的五房式地址？我们认为，这是市场时机、交通便利性以及近期政策调整共同作用的结果。 Bedok South Horizon由八座住宅楼组成，共有940个单位，户型涵盖三房式至五房式组屋。该项目是2016年11月预购组屋销售活动中推出的四个勿洛预购组屋项目之一，另外三个分别是拥有500个单位的Bedok Beacon、215个单位的Bedok North Vale，以及357个单位的Bedok North Woods。 这四个发展项目合计超过2,000套组屋，将在2026年至2027年间完成最低居住年限（MOP）。这意味着未来约12个月内，将有更多符合转售资格的组屋进入勿洛转售市场。 Bedok South Horizon坐落于极具吸引力的地段，位于勿洛南路与东海岸路上段交界处。该预购组屋项目毗邻淡马锡小学（Temasek Primary School）、淡马锡中学（Temasek Secondary School）和实乞纳民众俱乐部（Siglap Community Club）。 但这个预购组屋项目最引人注目的优势，是几乎可直达即将启用的汤申-东海岸线（Thomson-East Coast Line）勿洛南地铁站。该站预计将于今年年底投入运营。 我们最初的评测展示了Bedok South Horizon部分单位享有的景观。（示意图：Stacked） 2023年，我们在Bedok South Horizon竣工后到访过该项目。可阅读我们当时对该预购组屋发展项目的评测。 自Bedok South Horizon组屋符合转售资格以来，那里的价格上限便稳步攀升。一开始，一套位于16至18楼的五房式组屋就在5月以140万新元成交。 事实上，勿洛接下来三笔最昂贵的转售交易——均在过去三个月内登记——也是同一发展项目的单位。它们位于隔壁栋153C座的较低楼层，面积同样为1,216平方英尺，分别以138万新元、137万新元和128万新元售出。 153C座的这三笔交易单位分别位于4至6楼和7至9楼楼层段，成交价明显低于153B座的高楼层单位。尽管如此，它们仍能取得128万新元至138万新元的价格。 迄今为止的交易记录显示，Bedok South Horizon的价格溢价至少同样受到项目本身及其区位属性的推动，也与各单位所在楼层高度有关。 各笔交易之间的关键差异，归结为楼层、朝向以及出售时机。 勿洛最高五笔五房式组屋交易 座号 | 街道 | 月份 | 楼层 | 面积（平方英尺） | 价格 153B | BEDOK STH RD | 2026-08 | 16 TO 18 | 1,216 | 1,450,000新元 153B | BEDOK STH RD | 2026-05 | 16 TO 18 | 1,216 | 1,400,000新元 153C | BEDOK STH RD | 2026-05 | 04 TO 06 | 1,216 | 1,380,000新元 153C | BEDOK STH RD | 2026-06 | 07 TO 09 | 1,216 | 1,370,000新元 153C | BEDOK STH RD | 2026-07 | 04 TO 06 | 1,216 | 1,280,000新元 查看8月勿洛所有最新的五房式组屋交易，可以为我们揭示勿洛南创纪录成交的线索。 8月，下一笔最贵的成交是岭岗迪牙（Lengkong Tiga）Kembangan Gardens的一套转售单位。那里一套1,291平方英尺的五房式组屋以109万新元售出——比勿洛南路153B座的创纪录价格低了约36万新元。Kembangan Gardens其实是更靠近景万岸而非勿洛的组屋区，其地址更靠内陆，位于樟宜路北侧。 榜单上接下来三套组屋分别位于菜市（Chai Chee）、勿洛蓄水池景（Bedok Reservoir View）和十拿路（Jalan Tenaga），这些地点也更靠内陆。一般来说，东海岸一带的住宅发展项目——无论是公共组屋还是私人共管公寓——越靠近海滨，价格就越高。 勿洛最新五房式组屋交易（2026年8月） 座号 | 街道 | 月份 | 楼层 | 面积（平方英尺） | 价格 153B | BEDOK STH RD | 2026-08 | 16 TO 18 | 1,216 | 1,450,000新元 114 | LENGKONG TIGA | 2026-08 | 10 TO 12 | 1,292 | 1,090,000新元 807C | CHAI CHEE RD | 2026-08 | 04 TO 06 | 1,216 | 990,000新元 765 | BEDOK RESERVOIR VIEW | 2026-08 | 16 TO 18 | 1,238 | 881,888新元 659 | JLN TENAGA | 2026-08 | 04 TO 06 | 1,345 | 860,000新元 在完成最低居住年限后，部分业主期待兑现可观利润 新地铁站投入运营，几乎总会推高新加坡大多数邻里的整体买盘兴趣和住宅需求。但Bedok South Horizon还有刚满最低居住年限的额外优势，使其成为目前市场上最新的转售组屋之一。 对部分业主而言，组屋达到最低居住年限的那一年，是兑现房产价值的最佳时机之一，这不仅因为最低居住年限本身，也因为剩余租约此时最长。 就Bedok South Horizon而言，其大部分单位剩余租约约94年，这使其面向最广泛的买家群体，这些买家必须满足与剩余租约挂钩的贷款和资格要求。 较长的剩余租期消除了较旧、较短租约组屋通常会带来的贷款和资格顾虑，并使该组屋稳稳处于大多数使用公积金（CPF）的买家可不受限制购入的范围内。 出售时机，加上勿洛南路的优越地段和地铁，或许可以解释为何这些单位在过去四个月里迅速售出。 现金充裕的换小户型买家不再需要等待期 近期百万新元转售交易增加的另一个可能因素，是私人房产业主购买五房式或更大组屋的15个月等待期结束。 7月底，政府取消了阻止共管公寓换小户型买家套现并以全现金购买组屋的“等待期”规定。如今，拥有私人住宅房产者无需等待即可购买转售组屋，只要他们不申请组屋贷款。 可阅读我们的文章：新加坡取消私人屋主购买转售组屋的15个月等待期：房价会再次上涨吗？ 等待期规定最初是为了为市场降温，并为现金不那么充裕的置业者提供机会。根据国家发展部（Ministry of National Development），由于市场已充分缓和，该规定已被取消。 如今，没有等待期，换小户型买家可以迅速出售共管公寓，及时转入Bedok South Horizon这类大型组屋。市场观察人士指出，规定变更后的一周，对定价100万新元或以上组屋的询盘较前一周上升了154%。