October 2026 is off to a strong start, as 2 flats at different sides of Singapore have just been reported as new HDB resale records. In Bedok, a 4-room flat at Bedok Beacon sold for $1.28 million, making it the most expensive 4-room flat ever sold in the town. Meanwhile, an executive maisonette (EM) at Sin Ming Court in Bishan fetched $1.55 million, setting a new resale record for the estate.
Here’s what we know about these 2 record-breaking flats.
4-room flat at Bedok Beacon sold for $1.28M
Image credit: Tan Kiang Long via Google Maps
A 990sqft Model A flat on the 16th to 18th floors of Block 222A Bedok North Drive has changed hands for $1.28 million ($1,293psf), setting a new record for a 4-room HDB flat in Bedok.
Interestingly, the previous record was also held by a flat in the same block. Just 2 months earlier, a larger 1,001sqft unit on the 10th to 12th floors sold for $1.2 million ($1,199psf) in August. Despite being 11sqft smaller, the latest record-breaker fetched $80,000 more than the previous record-holder, suggesting that its higher floor may have contributed to the premium.
Floor plan of a Model A 4-room flat at Bedok Beacon.
Image adapted from: PropertyGuru
Bedok Beacon was part of the November 2016 BTO exercise and completed in 2021, with 500 units across the development. With around 94 years left on its lease and its 5-year Minimum Occupation Period (MOP) now fulfilled, flats here are relatively new additions to Bedok’s resale market.
Long remaining lease & convenient location
Screenshot from: Google Maps
While many resale flats in mature estates like Bedok are several decades old, Bedok Beacon still has around 94 years left on its lease. This could appeal to younger buyers looking for a long-term home, especially given its convenient location.
Bedok MRT Station is right next to the development, along with Bedok Mall and Bedok Bus Interchange. Families with young children also have Fengshan Primary School and Opera Estate Primary School within 1km.
All 136 units in Block 222A are 4-room flats, so factors such as floor level, unit orientation, and renovation condition can make a difference in resale prices. In this case, the higher floor of the unit could’ve been a deciding factor in its higher price, compared to its larger neighbour.
Executive Maisonette at Sin Ming Court sold for $1.55M
Image credit: Johannes Widodo via Google Maps
Over in Bishan, a 1,722sqft executive maisonette (EM) on the 19th to 21st floors of Block 442 Sin Ming Avenue was sold for $1.55 million in August 2026, setting a new resale record for Sin Ming Court.
The previous record belonged to a larger 1,873sqft EM at Block 447 Bright Hill Drive, which went for $1.48 million in June 2024. Despite being smaller, the latest unit commanded an additional $70,000.
Unlike Bedok Beacon, Sin Ming Court is a much older development, with its lease starting in 1990 and around 62 years remaining. Even so, the maisonette achieved a hefty price of $900psf, despite having considerably fewer years left on its lease.
The estate comprises 15 blocks with a mix of 4-room, 5-room, and executive maisonette units. The latter are especially appealing for their spacious, double-storey layouts, which are increasingly hard to find on the HDB resale market.
Rarity of executive maisonettes & Sin Ming Court’s central location
One of the biggest draws of executive maisonettes (EMs) is their rarity. These double-storey HDB flats haven’t been built since 1995, so buyers can only find them on the resale market today.
Compared to conventional HDB flats, EMs offer more spacious layouts, with living and dining areas usually on the lower floor and bedrooms upstairs, providing greater privacy and separation between spaces.
Screenshot from: Google Maps
Sin Ming Court’s location is another plus for buyers. Upper Thomson MRT Station is around a 9-minute walk away, while Thomson Plaza is a 10-minute walk away. Residents also enjoy the convenience of having Bright Hill MRT Station nearby, along with Ai Tong School just 5 minutes away from the block, ideal for families with young children.
With only 6 executive flats changing hands at Sin Ming Court since January 2024, including this latest sale, opportunities to own one in this well-connected estate are few and far between. Coupled with its convenient location, the rarity of resale EMs could explain why buyers are willing to look past the 62 years remaining on the unit’s lease.
Why are HDB resale flats continuing to break records?
These 2 transactions add to Singapore’s growing number of million-dollar HDB sales, with 902 flats crossing the $1 million mark in the first half of 2026, up from 763 over the same period in 2025.
One factor could be the growing supply of newer flats entering the resale market, with 13,480 HDB flats expected to reach their MOP in 2026, nearly double the 6,970 in 2025. The removal of the 15-month wait-out period for private property owners in July 2026 may also be contributing to the higher demand.
Still, these 2 record sales show that buyers aren’t just paying more for newer flats with longer leases. Older developments with rare layouts and convenient locations can also command a premium, even with fewer years left on their leases.
For more record-breaking HDB sales:
- Pinnacle @ Duxton sees a record-breaking $1.701M sale
- $1.45M & $1.15M records at Bedok South Horizon and Pasir Ris One
- Clementi 3-room resale flat sold for $896K
Cover image adapted from: Tan Kiang Long, Johannes Widodo via Google Maps
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