A 5-room flat at City Vue @ Henderson in Bukit Merah has just sold for $1.728M. While City Vue @ Henderson has seen its share of record-breaking sales, this latest one is particularly noteworthy. It’s the first to cross the $1.7M mark, solidifying the development’s place in a league of its own within the public housing market.
Here’s everything you need to know:
5-room HDB resale flat sold for $1.728M: what we know about the flat
Image credit: corner.inc
According to data from HDB’s Resale Price Portal, the record-breaking unit is located at Block 96A Henderson Road, on the 46th to 48th floor of the development’s tallest block. The flat spans 113sqm (approximately 1,216sqft), which works out to around $1,421psf. This in itself is a record for any HDB resale transaction in Singapore.
The flat has a remaining lease of 92 years. This City Vue @ Henderson sale surpasses the previous HDB resale record set just a few months earlier in February 2026, when a 5-room flat at 92 Dawson Road changed hands for $1.7M ($1,295psf).
A picture of a renovated City Vue @ Henderson unit by Rezt + Relax.
Image credit: Rezt + Relax
If City Vue @ Henderson sounds familiar in the context of record-breaking HDB sales, that’s because it has been here before. In fact, Block 96A has been at the centre of several headline transactions over the past few years, and the trajectory has been nothing short of remarkable.
Each of these transactions has been from the same block and broadly the same floor range, which tells you a lot about how much the market values those specific units. The trajectory from $1.4M to $1.728M in under 4 years is quite remarkable – or even concerning to some.
Why people are paying a premium for City Vue @ Henderson?
Image credit: playpoint.asia
Completed in 2019 and designed by Surbana Jurong, City Vue @ Henderson won the HDB Design Award 2019 in the Completed Projects (Housing) category. The development also has a meaningful backstory: it was built as the SERS (Selective En-Bloc Redevelopment Scheme) replacement site for 878 homes at Redhill Close (Blocks 1-3 and 5-22), which were originally built by the Singapore Improvement Trust back in 1955 and demolished as part of HDB’s urban renewal programme.
It comprises 8 blocks rising from 27 to 48 storeys, with a total of 1,232 units in a mix of 2-room to 5-room flats, but there are only 136 5-room flats in the entire development, making them quite rare.
Views of Sentosa & Keppel Bay
Image credit: Vincent Loy
Ask anyone who has been to City Vue @ Henderson what makes the high-floor units worth the price, and the answer is almost always the same: the views. Units on the higher floors of Block 96A face towards the Greater Southern Waterfront, with unobstructed sightlines across the city skyline, Keppel Bay, and Sentosa on clear days.
Greater Southern Waterfront driving long-term value
The ongoing development of the Greater Southern Waterfront is a long-term factor that could drive further demand. As the area matures, properties with waterfront views in nearby areas like City Vue are expected to see growing interest.
Over time, this stretch will be redeveloped into a mix of homes, offices, and lifestyle spaces, effectively reshaping Singapore’s southern coastline. For homeowners, this means more than just nicer views, homeowners are likely to see asset appreciation in the future as the precinct develops.
For context, buyers who paid $1.4M for a high-floor City Vue unit in 2022 are sitting on a paper gain of over $300,000 just 4 years later.
Location & connectivity
City Vue @ Henderson sits at the junction of Henderson Road and Tiong Bahru Road in Bukit Merah, one of Singapore’s most centrally located and consistently in-demand HDB estates. The neighbourhood is flanked by Tiong Bahru to the north, Redhill to the west, and the city fringe to the east.
MRT connectivity is a key selling point for City Vue @ Henderson. It’s just an 8-minute walk to Redhill MRT (EW18), with Tiong Bahru (EW17) and Havelock MRT (TE16) also nearby. Redhill offers a quick 3-stop ride to Raffles Place, making it ideal for CBD professionals. Plus, the sheltered walk to Redhill adds comfort in Singapore’s hot weather. You’ve also got easy access to the CTE and AYE for convenient island-wide travel by car.
Primary schools within 1km:
- Alexandra Primary School
- Gan Eng Seng Primary School
- Zhangde Primary School
Nearby secondary schools:
- Crescent Girls’ Secondary
- Bukit Merah Secondary
For daily needs:
- Bukit Merah View Market
- Redhill Market
- Tiong Bahru Plaza
- VivoCity
- Great World
What does this mean for the broader HDB resale market?
The HDB Resale Price Index saw a slight dip of 0.1% in Q1 2026, the first decline since 2019, indicating some cooling in the market. However, high-floor units in premium areas like Bukit Merah seem to be in a different league when it comes to demand.
The $1.728M transaction is significant beyond just the headline number. It represents a new psychological ceiling for the HDB resale market – one that, until recently, many observers thought was unlikely to be breached any time soon. The $1.728M transaction isn’t just a big number. It marks a new milestone for the HDB resale market, one that many thought we wouldn’t see for a while.
Read our other articles here:
- Bedok South Horizon 4-room flat sells for $1.17M
- Tiong Bahru View 5-room flat sells for $1.648M
- Why are there so many unsold prime 3-room BTO flats in Singapore?
Cover image adapted from: playpoint.asia, corner.inc, rezt+relax
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