Not long ago, million-dollar 4-room HDB resales were unheard of. Today, they’ve become increasingly common, especially in popular mature estates like Ang Mo Kio. Still, one particular project stands out from the rest – not only for being the first in the estate to cross the million-dollar mark back in 2023 but also for continuing to push resale prices even higher two years later.
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Cheng San Court sees another million-dollar all-time high sale
In July, a 4-room flat at Cheng San Court changed hands for S$1,138,888, making it the most expensive 4-room HDB resale flat in Ang Mo Kio to date.
This unit is located at Block 591A, Ang Mo Kio Street 51, sitting somewhere between the 31st and 32nd floors. With the 32nd floor being the highest in the project, the elevated floor height likely played a role in commanding the premium price.
Sized at 1,001 sq ft, this flat works out to about S$1,137 psf. One of the biggest draws of this project is how Cheng San Court just recently met its Minimum Occupation Period (MOP). The lease began in 2019, leaving a healthy lease balance of 92 years and 7 months.
If you’re curious to learn more about the area and its amenities, you can check out our location cover here.
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The seller could have walked away with nearly 90% in profit
Given how Cheng San Court is a newly MOP-ed resale project, and the unit still has 92 years left on its lease, it’s highly likely that the seller was the original BTO owner who bought the flat directly during its launch.
Now, when BTO flats are launched, not every unit goes for the same price. For Cheng San Court, 4-room flats started from around S$435,000, excluding grants. But because flats on higher floors tend to come with premiums, estimated at about S$5,000 per floor, a unit on the 31st or 32nd floor could have easily been priced closer to S$590,000 at launch.
Based on the resale price of S$1,138,888, that could mean the seller made a profit of about S$548,888, which works out to a 93.03% gain.
Of course, this estimate doesn’t account for other personal factors. If the seller had received grants when purchasing the BTO, the profit could have been even higher. On the flip side, agent commissions and other resale-related costs would have reduced the final amount pocketed.
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The previous estate record for 4-room HDB resales also came from Cheng San Court
The previous record for the most expensive 4-room HDB resale in Ang Mo Kio also came from none other than Cheng San Court. That flat was sold in January 2025 for S$1.129 million, located on the 28th to 30th floors with the same 1,001 sqft layout – working out to about S$1,127 psf.
If you take a step back and look at the broader picture, it’s clear that Cheng San Court has been leading the charge when it comes to million-dollar 4-room sales in Ang Mo Kio ever since it reached its MOP. Out of around 30 resale flats in the area that have breached the S$1 million mark, 22 of them came from Cheng San Court alone. The remaining units were spread across Kebun Baru Court with 4 transactions, Teck Ghee Vista with 3 transactions, and Teck Ghee Parkview with 1 transaction.
Here’s a look at all the million-dollar 4-room resale transactions in Ang Mo Kio so far:
Date Address Floor Size (sqft) Price Price (psf)
07/2025 591A Ang Mo Kio Street 51 31 - 33 1,001 S$ 1.139 M S$ 1,137
01/2025 591A Ang Mo Kio Street 51 28 - 30 1,001 S$ 1.129 M S$ 1,127
07/2025 591A Ang Mo Kio Street 51 19 - 21 1,001 S$ 1.1 M S$ 1,098
02/2025 591A Ang Mo Kio Street 51 28 - 30 1,001 S$ 1.098 M S$ 1,096
09/2024 590B Ang Mo Kio Street 51 28 - 30 1,001 S$ 1.08 M S$ 1,078
03/2025 260B Ang Mo Kio Street 21 25 - 27 1,001 S$ 1.079 M S$ 1,077
12/2024 591A Ang Mo Kio Street 51 25 - 27 1,001 S$ 1.078 M S$ 1,076
07/2025 260B Ang Mo Kio Street 21 22 - 24 1,001 S$ 1.075 M S$ 1,073
07/2025 591A Ang Mo Kio Street 51 13 - 15 1,001 S$ 1.068 M S$ 1,066
12/2024 260B Ang Mo Kio Street 21 22 - 24 1,001 S$ 1.068 M S$ 1,066
03/2025 590A Ang Mo Kio Street 51 22 - 24 1,001 S$ 1.049 M S$ 1,047
06/2025 260A Ang Mo Kio Street 21 19 - 21 1,001 S$ 1.04 M S$ 1,038
06/2024 591A Ang Mo Kio Street 51 31 - 33 1,001 S$ 1.039 M S$ 1,037
02/2025 310C Ang Mo Kio Avenue 1 28 - 30 1,033 S$ 1.038 M S$ 1,004
12/2024 590A Ang Mo Kio Street 51 19 - 21 1,001 S$ 1.037 M S$ 1,035
01/2025 590B Ang Mo Kio Street 51 25 - 27 1,001 S$ 1.03 M S$ 1,028
05/2025 590B Ang Mo Kio Street 51 16 - 18 1,001 S$ 1.03 M S$ 1,028
05/2024 590B Ang Mo Kio Street 51 31 - 33 1,001 S$ 1.03 M S$ 1,028
08/2024 590A Ang Mo Kio Street 51 28 - 30 1,001 S$ 1.025 M S$ 1,023
11/2024 590A Ang Mo Kio Street 51 16 - 18 1,001 S$ 1.025 M S$ 1,023
10/2024 591A Ang Mo Kio Street 51 13 - 15 1,001 S$ 1.025 M S$ 1,023
11/2024 310C Ang Mo Kio Avenue 1 25 - 27 1,033 S$ 1.02 M S$ 987
12/2023 591A Ang Mo Kio Street 51 28 - 30 1,001 S$ 1.019 M S$ 1,017
11/2023 591A Ang Mo Kio Street 51 31 - 33 1,001 S$ 1.01 M S$ 1,008
04/2025 455C Ang Mo Kio Street 44 19 - 21 1,001 S$ 1.008 M S$ 1,006
04/2025 588C Ang Mo Kio Street 52 16 - 18 969 S$ 1.001 M S$ 1,033
10/2023 591A Ang Mo Kio Street 51 31 - 33 1,001 S$ 1 M S$ 999
07/2024 590B Ang Mo Kio Street 51 16 - 18 1,001 S$ 1 M S$ 999
12/2024 310A Ang Mo Kio Avenue 1 25 - 27 1,033 S$ 1 M S$ 968
06/2024 591A Ang Mo Kio Street 51 19 - 21 1,001 S$ 1 M S$ 999
Looking at the data above, most million-dollar transactions were for mid- to high-floor units, which tend to fetch a premium for their views and ventilation. In fact, when the first million-dollar deal in Cheng San Court was closed, we spoke to the agents involved, who highlighted that the higher floors offered stunning, unblocked views – a major pull factor for buyers. Besides the views, the project’s convenient location near MRT stations and primary schools made it highly attractive to families.
While the very first seller sold right after reaching MOP, which is typically when prices peak for newer flats, the latest seller held onto the unit for two more years – and that decision appears to have paid off. They managed to secure an additional S$138,888 in profit compared to the first transaction.
Looking for more HDB flats that MOP-ed recently besides Cheng San Court? Check out our article here: HDB BTO MOP 2025 & 2026 – Best picks within a 10-minute walk to MRT & LRT stations
Cheng San Court’s performance over the 3 years since reaching MOP
From the table above, it’s clear that Cheng San Court has consistently pulled in high-value transactions since it reached its MOP. But while the million-dollar sales make headlines, the project’s price performance over the years hasn’t been a straight climb.
Between 2023 and 2024, the average psf for 4-room flats in the project dipped by 10.47%. However, this drop was short-lived. From 2024 to 2025, prices quickly rebounded by 16.89%, pushing the average psf back to record highs.
So far this year, Cheng San Court’s average psf is 24.95% higher than other 4-room flats in Ang Mo Kio, and an even greater 29.69% above the national average for similar flat types across Singapore. Over five years, the project has seen a 148.56% increase in average psf – a huge growth for any HDB project.
According to 99.co’s Researcher tool, the average price for 4-room flats in Cheng San Court currently sits at around S$937,000. For comparison, the average across Ang Mo Kio is about S$692,000, and across all areas in Singapore, it’s roughly S$669,000.
That said, there’s still some price diversity within the project. Based on current listings, you can find 4-room units for as low as S$600,000. And if you’re open to 3-room flats, prices can go down to around S$400,000. Elsewhere in Ang Mo Kio, 4-room units can be found for as low as S$500,000 – offering a range of options for buyers across different budgets.
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About Sophiyanah David
Sophi, a seasoned copywriter specialising in Singaporean real estate and property, is one of the minds behind 99.co's informative articles. Like her colleagues at 99.co, Sophi is dedicated to keeping you informed about the ever-changing world of real estate so you can find your forever home. When off the clock, you can find her giggling and kicking her feet as she reads her romance novels, watching anime - if FMBA is not your fave, she might fight you (but you'll probably win) and looking up latest skincare trends.
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