A $1.19M Bedok flat just reset the East's 4-room ceiling

A 4-room flat at Block 154B Bedok South Road sold for $1,190,000 this month, the highest price ever paid for a 4-room flat anywhere in the East. The flat is barely five years old, and the record says more about new leases and new MRT lines than about Bedok as a whole.

The sale, registered on 23 July 2026 in HDB’s resale records, works out to $1,188 psf for the 1,001 sq ft unit on the 16th to 18th storey band. The flat holds a remaining lease of about 94 years, among the longest you can buy on the resale market.

It is the fourth time Bedok’s 4-room record has been broken in five months. In February, a flat at Block 430A Bedok North Road set a town high of $995,000. By April, resales at Bedok South Horizon had pushed through the million-dollar mark twice, at $1.12 million and then $1.17 million. This month’s deal adds another $20,000 to the ceiling.

Four record-setting resales in five months, all but the first at Bedok South Horizon. Source: HDB resale transactions, data.gov.sg

One project is doing all the record-setting

Every one of the ten highest 4-room resale prices in the East now comes from Bedok South Horizon, the cluster of blocks at 153B to 154B Bedok South Road. The project only cleared its five-year minimum occupation period this year: its first resales appeared in HDB’s records in April, and just 24 units have changed hands so far.

Those flats hit the market with two things almost no other flat in the East can offer at the same time: a near-full 99-year lease, and a walk of a few minutes to the upcoming Bedok South station on the Thomson-East Coast Line, slated to open in the second half of 2026 with direct trains to the city centre and, via the line’s eastern stretch, toward Changi.

Bedok South station on the Thomson-East Coast Line, photographed in May 2026 ahead of its opening. Photo: ZKang123 via Wikimedia Commons (CC BY-SA 4.0), cropped

The neighbourhood around the station is also being rebuilt. A 99-year mixed-use site next to Bedok South station, planned for about 1,280 homes, a mall and a new bus interchange, drew a $2.13 billion top bid from a Frasers Property-led consortium earlier this month. Buyers paying record prices today are, in effect, paying forward for that future doorstep.

A record is not the market

Context matters before anyone reprices their own flat off this headline. Bedok has recorded around 260 4-room resales in 2026, and the average price is about $668,000. The record flat sold roughly 78% above that. The premium belongs to one specific combination, fresh lease plus doorstep rail, not to the town.

The highest 4-room resale on record in each East town. Source: HDB resale transactions, data.gov.sg

The gap to the rest of the East underlines the same point. Tampines’ all-time 4-room high is $928,000 and Pasir Ris’ is $872,500. Bedok is not suddenly a costlier town than its neighbours: it simply has the East’s newest resale stock sitting next to its newest MRT station.

It is also worth remembering what carrying a $1.19 million flat takes. On an HDB concessionary loan at 2.6% over 25 years, with the maximum 75% financing, the monthly repayment comes to roughly $4,050. Under the 30% mortgage servicing ratio, that needs a gross household income in the region of $13,500 a month, before factoring in the roughly $297,500 downpayment. These are illustrations, not advice, but they show who this market segment really belongs to.

What this means for you

• If you are buying a 4-room flat in Bedok, do not anchor on the record. The typical 2026 transaction in the town sits around $668,000. Records are set by a narrow slice of stock: near-new leases beside new MRT stations.
• If you own a flat that recently cleared MOP near an upcoming Thomson-East Coast Line station, this is your comparable. Check recently transacted prices for your block on HDB’s data, not asking prices on portals, before setting your own.
• If you are selling into this strength to upgrade, remember the flip side: the newer, better-located replacement home has been repricing too. Work out the full swap, not just the sale.
• If you are stretching toward a record-priced flat, run the servicing math first. At 2.6% over 25 years, every additional $100,000 of price adds roughly $340 to the monthly repayment.