A five-room flat between the 13th and 15th floors of Block 152B Bedok South Road has been sold for $1.54 million, setting a record resale price for a public housing flat in Bedok.

This leaps over the previous resale record price in Bedok by more than $81,000. The runner-up, incidentally, involved a unit at the neighboring Block 152C Bedok South Road. That unit was sold for $1.458 million ($1,199 psf) earlier this month.

But the ink on the sale of that 1,216 sq ft five-room flat barely had time to set before it was already usurped in a lightning fast deal over the recent weekend.

According to Rachel Xu, associate group director at PropNex Realty and the property agent who brokered the record-setting deal on behalf of the sellers, it took less than a week for the record $1.54 million five-room flat to get sold.

The flat was first listed on Sept 12 with an asking price of $1.56 million, and she says that within hours it attracted four enquiries from prospective buyers who turned up the following afternoon to view the flat.

Some of the prospective buyers submitted offers as early as Sunday evening, with ongoing negotiations that lasted until Monday morning, Sept 14. Eventually an Option To Purchase (OTP) was issued before the end of that day, which was exercised by the successful buyer on Sept 17.

The buyers, who are in their 40s, had been looking for a replacement home after selling their private property, and were keen to find a suitable home in this part of Bedok because it is close to their parents, says Xu, who is also part of Stacked’s Consultancy Team.

“These buyers had been on the hunt for a high-floor unit, and wanted a property that they could move in almost immediately,” she says , adding that this fit many of the qualities of the unit that she was marketing.

The flat, which sits between the 13th and 15th floors, is reasonably high within Bedok South Horizon. It also enjoys an unblocked view of the nearby landed housing estate, and was in ‘pristine’ condition, according to Xu.

Ever since flats at Bedok South Horizon started to clear their statutory minimum occupation period (MOP) earlier this year, numerous record-breaking deals have been recorded at the BTO project.

You can read our review of the development published in 2023, as well as the sale of a four-room flat there that set a record price of $1.17 million after it was sold in April this year.

This is also not the first flat at Bedok South Horizon that was brokered by an agent on the Stacked Consultancy Team. We covered a case study of a couple who bought a million-dollar flat there instead of a condo.

But what makes this $1.54 million transaction stand out?

Bedok South Horizon, is a relatively young HDB development that was completed in 2021, making it about five years old at this time. Block 152B rises to 16 storeys and contains 103 flats, with a mix of 45 two-room flexi, 28 four-room flats, and 30 five-room flats.

The record $1.54 million transaction is the first resale transaction that we know of at Block 152B. There are no prior resale transactions that have been recorded so far, and this means that buyers and sellers had no direct in-block precedent to anchor negotiations.

Considering the eye-catching offer of $1.54 million by the buyers, it tells us that they probably have a strong conviction on the attributes and value of this public housing flat.

Moreover, the flat sits between the 13th and 15th floors — near the top of the 16-storey block, but not the absolute highest floor available. It is also worth noting that the previous record holder in Bedok — the flat at Block 152C, on the 10th to 12th floors — sold for $1,458 million. 

We should also consider the age of the BTO project. At just five years old, Bedok South Horizon is one of the newest HDB developments in Bedok, which is predominantly a mature town where most of the resale housing inventory is considerably older.

It is reasonable to conclude that the appeal of a relatively new BTO project in Bedok, as well as a near-full 99-year leasehold tenure, would be appealing attributes to pull in homeowners who want the security of a long tenure without the wait of a new BTO.

To put the reported price in context, here are the five highest registered five-room resale transactions in Bedok to date.

Top 5 Highest 5-Room Resale Transactions in Bedok (Registered Data)

Block Street Month Storey Size (sq ft) Price 

152C BEDOK STH RD 2026-09 10 TO 12 1,216 $1,458,888

153B BEDOK STH RD 2026-08 16 TO 18 1,216 $1,450,000

152C BEDOK STH RD 2026-09 13 TO 15 1,216 $1,450,000

153B BEDOK STH RD 2026-05 16 TO 18 1,216 $1,400,000

153C BEDOK STH RD 2026-05 04 TO 06 1,216 $1,380,000

A cursory examination of the data reveals a pattern: each of the top five registered five-room prices in Bedok has come from flats at Bedok South Horizon. No other submarket in Bedok has come close to these price levels for five-room flats.

Notably, a flat at Block 153C that sits between the fourth to sixth floors managed to change hands for $1.38 million when it was sold in May 2026. This deal underscores how firmly this cluster has separated itself from the broader Bedok five-room market.

Most recent 5-room resale transactions in Bedok (September 2026)

Block Street Month Storey Size (sq ft) Price 

152C BEDOK STH RD 2026-09 10 TO 12 1,216 $1,458,888

152C BEDOK STH RD 2026-09 13 TO 15 1,216 $1,450,000

220C BEDOK CTRL 2026-09 01 TO 03 1,206 $1,056,888

650 JLN TENAGA 2026-09 01 TO 03 1,410 $870,000

613B BEDOK RESERVOIR RD 2026-09 07 TO 09 1,302 $866,888

Source: HDB, data.gov.sg, compiled by Stacked.

Taking a step back, the bifurcation of the Bedok five-room market is starkly illustrated in this table. The two most recent transactions, both from Bedok South Horizon, are separated from the next highest sales by a price gap of about $400,000.

A 1,206 sq ft five-room flat — a low-floor unit — at Block 220C Bedok Central fetched $1.056 million, and  prices dropped further to the $866,000–$870,000 range for flats along Jalan Tenaga and Bedok Reservoir Road.

Over the past 12 months, the median resale price for five-room flats across Bedok was $788,444, based on 226 transactions. Prices ranged from $550,000 to the current registered high of $1.458 million.

There’s a strong likelihood that we will continue to see more million-dollar resale transactions at Bedok South Horizon in the coming weeks and months. 

The lifting of the 15-month wait-out period for private property owners buying a resale five-room or larger flat will contribute to the high prices.

The concentration of record-setting transactions at Bedok South Horizon suggests that buyer demand for this specific cluster of newer blocks has been consistently increasing since the flats there were eligible for resale. 

The price ceiling there has moved from $1.4 million in May 2026 to $1.54 million today, a gain of $140,000 within roughly four months.

What is clear from the transaction data alone is that Bedok South Horizon has established itself as the undisputed price leader within the Bedok five-room resale market. How prices move from here on out will depend on the appetite of buyers to spend close to half a million dollars on a new BTO flat, before price resistance kicks in.

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This article was first published in Stackedhomes.