Bedok's 5-room record just moved again: $1.45 million

A 5-room flat at Block 153B Bedok South Road sold for $1.45 million in August, the highest price recorded for a 5-room flat in Bedok. The same block set the previous record just three months ago, and the gap between this one project and the rest of the town keeps widening.

The sale appears in HDB’s resale records this week: a 1,216 sq ft unit on the 16th to 18th storey band, sold at about $1,192 psf with 94 years and 8 months left on the lease. In May, a unit in the same block and the same floor band went for $1.4 million, a record at the time. Three months later, the ceiling has moved up another $50,000.

Block 153B is part of Bedok South Horizon, the 940-unit BTO project at the junction of Bedok South Road and Upper East Coast Road that cleared its five-year minimum occupation period (MOP) this year. Its first resales only reached HDB’s records in April. It has needed just five months to take over the town’s entire leaderboard.

One project owns the top five

Bedok’s five highest 5-room resale prices on record all sit at Bedok South Horizon: two at Block 153B and three at the block next door, 153C. All five closed between May and August, every one above $1.2 million.

Every one of Bedok’s five highest 5-room resales sits at Bedok South Horizon, and all five closed since May. Source: HDB resale transactions, data.gov.sg

Look at where the five sit within their blocks. The two record-setters at 153B are high-floor units on the 16th to 18th storeys. The three at 153C sit much lower, between the 4th and 9th storeys, and still fetched $1.28 million to $1.38 million. Buyers are paying for the project first and the floor second.

This is the same project that reset the East’s 4-room ceiling at $1.19 million in July. What it offers is a combination almost nothing else in Bedok can match: a lease that is still nearly full, and a walk of a few minutes to Bedok South station on the Thomson-East Coast Line, due to open by the end of this year. The blocks also sit beside Temasek Primary and Temasek Secondary, with the seafront side of Bedok a short drive away.

The rest of Bedok is a different market

Away from these two blocks, August looked ordinary. The month’s next-priciest 5-room sale was $1.09 million at Kembangan Gardens on Lengkong Tiga, a larger 1,292 sq ft flat but with only about 61 years of lease remaining. That is a $360,000 gap between first and second place in a single month.

The record sits $360,000 above August’s next-priciest 5-room sale and $666,000 above the town’s 12-month median. Source: HDB resale transactions, data.gov.sg

Over the past 12 months, Bedok has recorded about 190 5-room resales at a median of $784,000. The record flat sold 85% above that. If you own a 5-room flat elsewhere in Bedok, this headline says very little about your valuation. The premium attaches to a near-full lease next to a new MRT station, and only a handful of blocks have both.

More flats like this are on the way

Bedok South Horizon was one of four BTO projects launched in Bedok in November 2016, alongside Bedok Beacon, Bedok North Vale and Bedok North Woods. Together they hold more than 2,000 flats reaching MOP between 2026 and 2027, so the supply of young resale flats in the town is about to grow quickly.

That cuts two ways. Buyers priced out of the current handful of listings will see more choice over the next year or so. Sellers at the record-setting blocks, meanwhile, are enjoying scarcity that has a shelf life: each batch of newly eligible flats nearby competes directly with theirs.

What this means for you

• Selling a 5-room flat in Bedok? Price off your own block’s recent transactions, not this record. The 12-month median for the town is $784,000, and August’s second-highest sale was $360,000 below the record.
• Eyeing Bedok South Horizon itself? The floor band matters less than you might think. Low-floor units at 153C still crossed $1.28 million, so there is no cheap way into this project right now.
• Waiting may widen your options. More than 2,000 flats across four Bedok BTO projects reach MOP by 2027, and that incoming supply is the main check on how far these prices can run.
• Upgraders holding a young Bedok flat: the same MOP wave that lifts your resale value also crowds your exit. When you sell matters as much as what you own.