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About Kooky and Shaka →A five-room flat at Bedok South Horizon has sold for S$1,540,000, the highest price ever paid for a public housing flat in Bedok, EdgeProp Singapore reported on 9 October 2026. The sale was registered the same day, and it replaced a town record that had stood for one day: a five-room flat in the same block had been registered at S$1,480,000 on 8 October.
EdgeProp, which draws its figures from HDB resale records, adds that this is the first flat in the town to sell for more than S$1.5 million. The flat measures 1,216 sq ft, which puts the price at S$1,266 per square foot (psf), and it has about 94 years left on its lease. The earlier record, for a flat of the same size, worked out at S$1,217 psf.
Bedok was not alone. Between 1 and 9 October, the trade press also reported a national record for a four-room flat at The Pinnacle@Duxton, a four-room record for Bedok at Bedok Beacon, a per-square-foot high at SkyTerrace @ Dawson in Queenstown and an executive maisonette record at Sin Ming. For anyone preparing to sell a flat, the week is a useful lesson in what a "record" measures, and what it does not.
EdgeProp Singapore, 9 October 2026, from HDB resale records.
A record that lasted one day
The gap between the two Bedok sales is S$60,000: S$1,480,000 on Thursday 8 October, then S$1,540,000 on Friday 9 October. Both flats are five-room units of 1,216 sq ft in the same block of the same estate, so the comparison is unusually clean. Size, age and location are identical; what differs is the individual flat and the price the two sides agreed.
Related readSelling a US home without a listing agent: figures and federal rulesThe other top Bedok prices that EdgeProp lists all date from 2026: S$1,458,888 registered on 5 September, S$1,450,000 on 26 August and again on 8 September, S$1,400,000 on 9 May, S$1,380,000 on 26 May, S$1,370,000 on 30 June, S$1,350,000 on 19 September and S$1,300,000 on 7 October. The town's price ceiling has therefore been raised several times in five months.
Height matters inside the estate. According to EdgeProp, six flats on the 10th storey and above sold for between S$1.40 million and S$1.54 million, while four on lower floors sold for between S$1.30 million and S$1.38 million. The lowest of the upper-floor prices is still above the highest of the lower-floor ones.
Why Bedok South Horizon sells above S$1 million
Bedok South Horizon is a new entrant to the resale market. EdgeProp describes it as eight blocks of 16 to 18 storeys holding 940 flats: 457 four-room, 274 five-room and 209 two-room. The estate reached its five-year minimum occupation period (MOP) earlier in 2026, and its first resales were registered in April 2026.
Since then, EdgeProp counts 60 resales in the estate, of which 36 were at S$1 million or more. That is 60 per cent of everything sold there. All 12 five-room resales fetched at least S$1.265 million. A seller of a five-room flat in the estate is, in other words, working in a price band that begins well above the million-dollar line, and the question at the top of that band is how far a high floor can stretch it.
EdgeProp cites three things in the neighbourhood's favour. Bedok South MRT station is expected to open by the end of 2026. A Government Land Sales site at Bayshore Drive was sold in July for S$2.13 billion, or S$1,323 per square foot per plot ratio, and is expected to yield about 1,280 homes. Temasek Primary School is within one kilometre. That land rate is above the record flat's own S$1,266 psf, although the two measures are not the same thing.
Related readSelling an inherited home in the USA: basis, gain and tax formsThe remaining lease is the other part of the picture. With about 94 years left, the record flat has a long lease ahead of it, which is a feature of any estate that has only just cleared its MOP.
The four-room record, also in Bedok
The town's four-room record fell in the same week. A 990 sq ft four-room flat at Bedok Beacon sold for S$1.28 million, or S$1,293 psf, according to a report by the property site Stacked Homes carried by AsiaOne on 9 October. It beat the previous four-room high for the town, S$1.2 million for a flat in the same block in August 2026, by S$80,000.
The same report gives the measure that puts the price in proportion. The median four-room resale price in Bedok over the past 12 months was S$596,888, across 559 transactions. The Bedok Beacon flat therefore sold for a little more than twice the town's median for its flat type. Bedok Beacon is a 500-unit project launched as a BTO development in November 2016 and completed in 2021, the report says, and it faces a Government Land Sales site on New Upper Changi Road that went for S$1.42 billion, or S$1,537 per square foot per plot ratio, to UOL, CapitaLand Development and Singapore Land.
The two Bedok records share a pattern: a project completed in the past few years, a flat high in its block, and a large private residential site sold nearby at a land rate above the flat's own price per square foot.
| Estate or project | Flat type | Price | Record it set |
|---|---|---|---|
| Bedok South Horizon, Bedok | Five-room | S$1,540,000 | Highest price in Bedok; previous S$1,480,000 |
| Bedok Beacon, Bedok | Four-room | S$1.28 million | Highest four-room price in Bedok; previous S$1.2 million |
| The Pinnacle@Duxton | Four-room | S$1,588,000 | Highest four-room price nationally; previous S$1.55 million |
| SkyTerrace @ Dawson, Queenstown | Five-room | S$1,600,000 | S$1,502 psf, an islandwide high when reported on 1 October |
| Sin Ming | Executive maisonette | S$1.55 million | Highest executive maisonette price there; previous S$1.4 million |
EdgeProp Singapore (1 and 9 October 2026); 99.co and Stacked Homes reports carried by AsiaOne (8 and 9 October); Stacked Homes (7 October).
Records elsewhere on the island
At The Pinnacle@Duxton, a four-room flat of 95 sq m sold for S$1,588,000, which a 99.co report carried by AsiaOne on 8 October describes as a national record for a four-room flat, at about S$1,553 psf. The previous four-room record was S$1.55 million, set in the same development in May 2026 at about S$1,500 psf. The new price is S$38,000 higher. Stacked Homes, reporting the same sale, puts the Central Area's four-room median at S$980,000 over 87 transactions in 12 months.
Related readShort sale or deed in lieu in the USA: servicer rules and the taxThe 99.co report also counts how common such prices have become: five four-room flats have sold for S$1.5 million or more in 2026, against one in 2025, a S$1.518 million sale in March of that year. Four of the five 2026 deals, it notes, were registered before the wait-out period was removed on 28 July.
In Queenstown, EdgeProp reported on 1 October that a five-room flat at SkyTerrace @ Dawson had sold for S$1,600,000. At 1,065 sq ft that is S$1,502 psf, which EdgeProp called an islandwide record on that measure, one dollar above the S$1,501 psf reached by a four-room Pinnacle@Duxton flat that sold for S$1,518,000 in March 2025. The Dawson sale was registered on 1 September 2026 and the flat has about 89 years left on a lease that began in 2016. The previous Queenstown psf record, S$1,455, came from the same block in March 2026, at a price of S$1.55 million.
On the figures as reported, the Dawson mark was itself passed within the week: about S$1,553 psf at The Pinnacle@Duxton is above S$1,502. EdgeProp notes that eight of the other nine deals in its top ten by psf are at The Pinnacle@Duxton, so the measure has rarely left that one development.
At Sin Ming, Stacked Homes reported on 7 October that an executive maisonette of 1,722 sq ft sold for S$1.55 million in a deal registered in August 2026, above the previous executive maisonette high there of S$1.4 million from January 2024.
EdgeProp Singapore, 99.co via AsiaOne and Stacked Homes, 1 to 9 October 2026. The Pinnacle@Duxton figure is approximate, as reported.
What kind of record is it?
The chart makes the point that the week's reports leave implicit. Five flats set five records, and no two of them were measured against the same field. Bedok South Horizon holds a town record on price. Bedok Beacon holds a town record for one flat type. The Pinnacle@Duxton holds a national record for one flat type. SkyTerrace @ Dawson held an islandwide record on price per square foot, not on price. Sin Ming holds a record for one flat type in one location.
Related readUS listing data to 2 October: more homes, more cuts, fewer dealsNone of them is the highest price ever paid for a flat. EdgeProp, in a report of 25 September, puts that at S$1,728,000, for a 1,216 sq ft flat at City Vue @ Henderson registered on 1 April 2026, or S$1,421 psf. That flat is the same size as the Bedok record-holder and sold for S$188,000 more. EdgeProp also counted 12 resale flats sold at S$1.6 million or more in 2026 by the start of October, against five in the whole of 2025; Bedok's new high sits just under that line.
For a seller, the nearest comparison is the useful one: the same flat type in the same estate, then the floors above and below, which is where the Bedok figures show the clearest gaps. A four-room owner elsewhere in Bedok is closer to the town's S$596,888 median than to Bedok Beacon's S$1.28 million.
The same week in private homes
Private apartments produced their own highs. EdgeProp reported on 8 October, from caveats lodged in the week of 22 to 29 September, that a four-bedroom unit of 2,024 sq ft at Ardmore II sold for S$7.32 million on 24 September. At S$3,617 psf it passed a peak of S$3,599 psf that the freehold, 118-unit District 10 development had held since August 2007. At The Sea View in Marine Parade, a three-bedroom unit of 1,410 sq ft sold for S$4.1 million, or S$2,908 psf, on 28 September, above the S$2,878 psf reached there on 21 July.
EdgeProp's coverage of the same week of caveats is a reminder that a record week is not a week in which every seller gains. A unit at Grange Residences sold at a profit of S$3.15 million after almost 15 years, and one at Balmoral 8 at a profit of S$2.42 million after 21.5 years, while a unit at Seascape in Sentosa Cove sold at a loss of S$2.42 million, 41.8 per cent below what it cost when bought from the developer in April 2010.
What comes next in Bedok
Two dates in the sources bear on the estate. Bedok South MRT station is expected to open by the end of 2026, according to EdgeProp, so sales registered before then are being agreed ahead of the station rather than after it. And the Bayshore Drive site sold in July is expected to bring about 1,280 private homes to the area.
The estate itself has been on the resale market only since April. With 60 of its 940 flats resold so far, most owners there have not yet tested the market, and each new registration will be read against a town record that, this week, lasted a single day.
A record tells a seller what one buyer paid for one flat. The sales around it show what the next buyer is likely to compare.
Kooky, from Shaka
Kooky edits Agents Estate and builds Shaka, the payment router he made for real estate professionals. One payment comes in, and every agent, agency and party in the deal receives their signed share on closing date.
