Another day, another record-breaking HDB resale price. A high-floor executive maisonette (EM) at Bishan Spring has just become Singapore’s most expensive executive flat, after changing hands for $1.65 million in a transaction registered on 4th August.
The sale also marks the highest-priced HDB resale transaction ever recorded in Bishan, across all flat types. The mature estate is no stranger to million-dollar deals, with an executive maisonette at Bishan Green setting the previous executive-flat record when it sold for $1.6 million in November 2025.
Here’s a closer look at the unit, and why Bishan continues to produce some of Singapore’s priciest HDB resale flats.
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Bishan Spring executive maisonette sold for $1.65M
Image adapted from: Mokkie Mok via Google Maps
The executive maisonette is located at Block 192 Bishan Street 13, within the Bishan Spring estate, on a high floor between the 22nd and 24th storeys. The 2-storey home spans about 1,743sqft, working out to $946 psf.
According to 99.co, executive flats in Bishan currently command an average resale price of $799 psf, making this transaction about 18% above the current market rate.
Bishan Spring comprises 6 blocks and 544 units, completed in January 1987, meaning that there’s about 60 years of lease remaining. The remaining lease matches the majority of flats in Bishan, as most HDB flats in the estate were built between the mid-1980s and early 1990s, following the official development of Bishan New Town in 1983.
Why has this unit fetched such a high price?
An example of an executive maisonette in Bishan.
Image adapted from: PropertyGuru
Exclusivity of executive maisonettes (EMs)
Executive maisonettes haven’t been built since the mid-1990s, making their spacious 2-storey layouts increasingly rare among HDB flats. The flat type was eventually phased out in favour of Executive Condominiums (ECs), which means every EM on the resale market today is at least 30 years old.
Even so, buyers continue to be drawn to their generous floor area despite their shorter remaining leases, since EMs remain the closest option to landed living on an HDB budget.
Bishan’s prime location
Image adapted from: Google Maps
Block 192 overlooks Bishan East Community Park and is just a 5-minute walk from Junction 8 and Bishan MRT station. Residents enjoy easy access to both the North-South and Circle Lines, while keeping shopping, dining, and everyday amenities within easy reach.
Executive maisonettes are also becoming increasingly hard to come by on the resale market, especially in mature estates like Bishan. Current homeowners are likely to hold onto their rare property type in such a convenient location, with proximity to public transport options.
Buyers looking for a spacious, landed-style home in an established neighbourhood have relatively few options, with demand seemingly outweighing concerns over the unit’s remaining lease of around 60 years.
Fewer new HDB launches
The neighbourhood also saw relatively few new HDB launches for decades before Bishan Ridges was launched in 2020, followed by Bishan Terraces in 2025 and Bishan Lakeview in June 2026. As Bishan Ridges only obtained its Temporary Occupation Permit (TOP) this year, it’ll still take some time before these newer projects add to the area’s housing supply, likely keeping demand for larger resale homes strong in the meantime.
Given these factors, coupled with Bishan’s reputation as one of Singapore’s most sought-after mature estates, it’s little surprise that executive maisonettes here continue to command record-breaking prices. In fact, 4 of Singapore’s 5 most expensive executive flat resale transactions have taken place in Bishan. The only exception is a $1.51 million executive maisonette on Mei Ling Street in Queenstown.
Resale records at Bishan Spring
Image adapted from: Google Maps
This isn’t Bishan Spring’s first time setting a national record for executive flats. In July 2025, a 1,754sqft executive maisonette at Block 194 Bishan Street 13 sold for $1.588 million, or around $905 psf, making it the most expensive executive flat resale in Singapore at the time.
However, that record didn’t last long. Just a few months later, in November 2025, a maisonette at nearby Bishan Green changed hands for $1.6 million, or about $912 psf, becoming the first executive flat in Singapore to cross the $1.6 million mark.
The latest $1.65 million sale has now reclaimed the title for Bishan Spring. It surpassed the previous Bishan Green record by $50,000, and also exceeded Bishan Spring’s own July 2025 benchmark by $62,000, making this the second time the estate has set a national price record for executive flats.
$1.65M Bishan Spring executive maisonette sale
With so few executive maisonettes left on the market and Bishan’s mature-estate appeal showing no signs of fading, don’t be too surprised if this isn’t the last record Bishan Spring breaks.
While the highest resale flat record is still held by a 5-room flat at City Vue @ Henderson for $1.73 million, Bishan Spring’s latest record shows that buyers are willing to pay a real premium for the square footage and Bishan’s central location, driven further by the few EMs that come onto the market at all.
For more record-breaking HDB sales:
- City Vue @ Henderson 5-room flat sells for $1.73M
- Bedok South Horizon 4-room flat sells for $1.17M
- Tiong Bahru View 5-room flat sells for $1.648M
Cover image adapted from: PropertyGuru, Mokkie Mok via Google Maps
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