$1.17 million. For a 4-room HDB flat. In Bedok. If that number made you do a double-take, you’re not alone. The flat in question sits in Block 154B Bedok South Road, part of a development called Bedok South Horizon. It’s not a DBSS. It’s not an executive maisonette. It’s not a penthouse loft. It’s a standard 4-room BTO unit measuring 1,001sqft. A flat type originally launched in 2016 at prices starting from $407,000, excluding grants.
When it traded at $1.17 million in April 2026, it set a new all-time record for 4-room HDB flats in the entire Bedok estate, eclipsing the previous benchmark of $1.12 million set earlier this month. That’s a gap of $50,000 in the space of just two months.
Contents
What we know about the $1.17 million sale
| Detail | Information |
| Transaction Price | $1,170,000 |
| PSF | $1,168 psf |
| Block / Address | 154B Bedok South Road |
| Development | Bedok South Horizon (BTO Nov 2016) |
| Remaining Lease | ~94 years |
| Flat Type | 4-Room (Model A) |
| Floor Area | 1,001sqft |
| Floor Level | 16th-18th Storey |
| Original BTO Price (2016) | From $407,000 (excl. grants) |
| Previous Bedok 4-room record | $1.12 million (April 2026) |
The record-setting transaction involved a 4-Room Model A flat at Block 154B Bedok South Road, on a floor between the 16th and 18th storey. At 1,001 square feet, the unit achieved $1,170,000 or approximately $1,168 per square foot.
Bedok South Horizon itself is a 940-unit BTO development launched under the November 2016 exercise, comprising eight residential blocks standing between 16 and 18 storeys. It offers a mix of 2-Room Flexi, 4-Room, and 5-Room flats, and reached its 5-year Minimum Occupation Period (MOP) in 2021.
The units here carry a remaining lease of around 94 years, which we can deduce is one of the key draws for buyers.
Two records in one month at Bedok South Horizon
Image credit: Google Maps
What makes April 2026 at Bedok South Horizon particularly striking is that the $1.17M deal wasn’t even the first headline-maker from the block that month.
Earlier in April, another unit at Block 154B – identical floor range (16th–18th), identical size (1,001sqft) – transacted at $1.12 million ($1,118 psf), marking the development’s very first resale transaction and the first time a 4-room flat in Bedok crossed the million-dollar mark.
The record price doesn’t exist in a vacuum. Bedok South Horizon has a combination of fundamentals that, when you stack them together, make the premium feel less surprising than the headline number suggests.
Here are some things that might be driving demand:
The expected opening of Bedok South MRT Station (Thomson-East Coast Line, TE30)
Expected to open in the second half of 2026, Bedok South MRT station will be within walking distance of the development. Once operational, residents will have direct access to the city via the TEL. This is a game-changer for both liveability and resale value.
Proximity to the future Bayshore neighbourhood
The future Bayshore will be a mixed-use neighbourhood with a mix of 12,500 public and private homes with an integrated mall with MRT access and a bus interchange. This might be one of the core reasons why homebuyers are open to paying a premium for Bedok South Horizon.
Then there’s the advantage of being in close proximity to Bayshore’s “Plus flats”. While these future Bayshore HDB flats come with a 10-year MOP and tighter resale restrictions, Bedok South Horizon’s standard 5-year MOP units become comparatively more attractive.
How much are other Bedok South Horizon units being listed for now?
Image credit: 99.co
If you’re wondering whether the $1.17M sale is a ceiling or a floor, the current listing landscape offers some useful context.
According to data from 99.co, the average PSF for Bedok South Horizon over the past six months has been $1,143 psf. That figure is tightly aligned with both April transactions ($1,118 and $1,168 psf), suggesting the records are not outliers. They sit right at the top end of the market’s existing price range for this development.
Current asking prices for 4-room units in the development cluster between $959,000 and $1.18 million, depending on floor level, orientation, and renovation condition.
Singapore’s million-dollar HDB market in 2026
Bedok isn’t the only estate where newly MOP-ed BTO blocks have been rewriting the record books. Across Singapore, the combination of long leases, maturing BTO supply, and well-chosen locations has been producing headlines all year.
One of the most important forces shaping the 2026 HDB resale market is the unprecedented surge of flats reaching their Minimum Occupation Period. Around 13,480 HDB flats are projected to complete their five-year MOP in 2026. This is nearly double the 8,000 units that entered the resale pool in 2025.
According to ERA Singapore, approximately 70% of these newly MOP-eligible flats are concentrated in just five towns: Punggol, Queenstown, Tampines, Toa Payoh, and Bedok. Bedok accounts for roughly 1,440 of those units, including the Bedok South Horizon blocks.
The combination of a near-new remaining lease and a maturing location is what’s catapulting these BTO estates into record-breaking territory. Buyers are essentially getting the practical benefits of a brand-new flat – modern design, fresh lease – without the years of waiting. In a market where location matters enormously, that’s a compelling proposition at almost any price point.
Uchify’s take on Bedok South Horizon’s million-dollar transactions
If you’re an owner at Bedok South Horizon: the window between now and the Bedok South MRT opening may represent peak seller leverage.
Once the station is operational and fully priced in, a significant portion of the forthcoming price uplift will already be baked into valuations — and more MOP units will be competing with yours. If you’re considering selling, the next 6 to 12 months are worth watching closely.
If you’re a buyer: understand what you’re paying for. At $1,168 psf, you’re paying close to what some 99-year leasehold condos in the broader Bedok area command. The MRT station is not yet open; you are buying the future connectivity, not current connectivity. Make sure your pricing reflects that distinction.
Bedok South Horizon shows how timing and location can make a big difference. With a new MRT station coming up and the area developing quickly, this once-standard BTO has become a million-dollar home within just one market cycle.
Read our other articles here:
- 13 unusual HDB facts hidden in plain sight
- Guide to selling your HDB
- Most expensive HDB flats sold in 2026
Cover image adapted from: Google Maps, 99.co – Jeremy Liew
Image is for illustrative purposes only.
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