A 5-room HDB flat at City View @ Boon Keng has sold for $1.64 million, setting a new resale price record in Kallang/Whampoa. The transaction also marks the first time an HDB flat in the town has crossed the $1.6 million threshold.

The 1,259 sq ft unit at Block 9 Boon Keng Road changed hands on Oct 15, 2026, at approximately $1,302 psf. Located between the 34th and 36th storeys of the 40-storey block, the flat surpassed the previous town record of $1.588 million, set by a five-room flat at Kallang Trivista in September, by $51,112.

The sale places the flat among a small group of HDB resale units in Singapore that have transacted for more than $1.6 million. It also reinforces City View @ Boon Keng's position as a leading development in Kallang/Whampoa's upper-end resale market.

City View HDB reclaims the top spot in Kallang/Whampoa

The latest transaction returns the 5-room resale price record to City View @ Boon Keng after a brief challenge from Kallang Trivista.

Before the September sale at Kallang Trivista, the highest five-room resale prices in Kallang/Whampoa had largely come from City View @ Boon Keng. In October 2025, a 5-room flat at the development sold for $1.55 million, while another unit fetched $1.54 million in September 2025.

The S$1.588 million sale at Kallang Trivista raised the town's price ceiling last month. However, the latest transaction at City View @ Boon Keng has pushed it higher again, establishing a new benchmark for five-room flats in the area.

The $1.64 million sale is notable not only for its absolute price but also for its psf rate. At approximately $1,302 psf, it is the highest psf price recorded for a five-room resale flat in Kallang/Whampoa, surpassing the previous record of around $1,273 psf.

What's behind the record-breaking transaction?

Several factors help explain why the unit could command a premium over other five-room flats in the town.

Completed in 2011, City View @ Boon Keng is a Design, Build and Sell Scheme (DBSS) development comprising 714 flats across three 40-storey residential blocks. The project offers three- to five-room flats ranging from 731 sqft to 1,280 sq ft.

DBSS was introduced in 2005 to give private developers greater scope to design and build public housing. This resulted in developments with different layouts, finishes and design features from those typically associated with conventional HDB projects. However, the government halted new DBSS land sales in 2011 following concerns about high launch prices.

City View @ Boon Keng

City View @ Boon Keng is therefore part of a limited group of developments under the scheme. Its combination of larger flats, high-rise blocks and city-fringe location has helped distinguish it from much of the surrounding resale stock.

The development also has a relatively long remaining lease. With its 99-year lease commencing in 2011, the flats have about 84 years remaining as of 2026. This is an advantage compared with older resale flats in Kallang/Whampoa, where a substantial portion of the housing stock dates from the 1980s and 1990s.

The location adds to its appeal. Boon Keng MRT Station on the North East Line is within walking distance, as is Bendemeer MRT Station on the Downtown Line. Residents also have access to Bendemeer Market and Food Centre, nearby shops, and shopping and dining options at City Square Mall and Aperia Mall. Hong Wen School and Bendemeer Primary School are among the schools in the vicinity.

The record-setting unit also occupies a high floor, between the 34th and 36th storeys. Its 1,259 sq ft floor area is 10 sq ft larger than the 1,249 sqft unit that previously held the town record at Kallang Trivista.

Neither factor alone explains the price difference. However, the combination of a high-floor position, relatively generous floor area, remaining lease and location may have strengthened the seller's negotiating position.

Prices at 9 Boon Keng Road have climbed in recent years

The latest sale did not emerge in isolation. Transaction records at Block 9 Boon Keng Road show that prices have been moving higher, with the $1.64 million deal extending the price range achieved by the block.

In January 2026, a 1,281 sq ft flat on the 10th to 12th storeys sold for $1.48 million, or approximately $1,155 psf. In July, another flat of the same size, this time on the 16th to 18th storeys, fetched $1.521 million, or around $1,187 psf.

The July transaction was already a step up from the earlier sale, despite the unit being on a lower floor than some other flats in the block.

There are also differences between transactions at similar floor levels. A 1,281 sq ft flat on the 22nd to 24th storeys sold for $1.49 million in May 2025. Another unit of the same size and floor range changed hands for $1.47 million in December 2025.

These variations suggest that floor level is only one part of the pricing equation. Individual unit condition, renovation, layout and the circumstances of each transaction may also influence the final price, although the supplied transaction records do not establish how much each factor contributed.

The new record is particularly significant because it sits $119,000 above the $1.521 million transaction in July 2026. It marks a considerable increase in the highest recorded price at the block within three months.

Still, a record transaction should not be taken as the new market value for every flat in the development. The latest unit's high-floor position and other characteristics distinguish it from the wider pool of resale units.

[[nid:746886]]

Growing price gap for 5-room HDB flats in town

The premium achieved by City View @ Boon Keng becomes clearer when compared with other recent 5-room resale transactions in Kallang/Whampoa.

In October 2026, a 1,184 sq ft flat at Kallang Heights along Upper Boon Keng Road sold for $1.1 million. Other transactions included a 1,399 sq ft flat at McNair Road that fetched $1.03 million and a 1,313 sq ft unit at Crawford Lane that sold for $928,000.

Further down the price range, a 1,421 sq ft flat at Jalan Batu sold for $890,000, while a 1,292 sq ft unit at Cambridge Road changed hands for $865,800.

These transactions illustrate the wide range of prices within the town. While City View @ Boon Keng has established a new high, not every five-room flat in Kallang/Whampoa is trading close to the $1 million mark, much less at the upper end of the market.

Over the past 12 months, the median resale price of five-room flats in Kallang/Whampoa was $964,000, based on 140 transactions. Prices ranged from $600,000 to the latest record of $1.64 million.

The difference between the median and the record price highlights the extent to which a small number of premium transactions can sit above the broader resale market. Buyers comparing flats in the town will need to consider each development's attributes rather than treating the latest record as representative of prevailing prices.

What does the record mean for the HDB resale market?

The $1.64 million sale adds to the small but growing group of HDB resale transactions above $1.6 million. It is also the first recorded transaction at this price level in Kallang/Whampoa, according to the transaction data.

The development's track record suggests that buyers are willing to pay a substantial premium for certain HDB flats that offer a combination of size, location, remaining lease and development-specific attributes. 

City View @ Boon Keng's DBSS status and high-rise design have helped it establish a distinct position within the town's resale market.

At the same time, the transaction should be viewed in context. A record sale reflects the price achieved by one particular unit, rather than a uniform increase in values across an entire development or town. 

The $964,000 median for five-room flats in Kallang/Whampoa remains a more representative reference point for the wider market than the headline-grabbing $1.64 million deal.

For sellers of comparable flats at City View @ Boon Keng, the latest transaction may provide a stronger reference point when assessing asking prices. 

For prospective buyers, however, the premium raises an important question: how much more are they willing to pay for a high-floor flat in a development that has consistently commanded some of the town's highest resale prices?

The next few transactions at City View @ Boon Keng will help show whether the $1.64 million sale marks a new pricing benchmark for comparable units or remains an exceptional result for a particularly desirable flat.

[[nid:747947]]