Last week, we covered three all-time high (ATH) sales in one article, showcasing the latest milestones in Singapore’s HDB resale market. This week, we’re spotlighting two more record-breaking transactions. The first is an Executive Apartment (EXE) in Ang Mo Kio that sold for S$1.3M, setting a new ATH for HDB resales in the estate. The second notable sale is the first million-dollar 5-room HDB in Bukit Batok.
Table of content:
- Adjoined flat in Ang Mo Kio sold at S$1.3M, making it the most expensive hdb resale in town
- Yio Chu Kang Green – Location focus
- Price trends of EXEs in Ang Mo Kio over the past 5 years
- The first million-dollar 5-room resale in Bukit Batok
- Skyline I @ Bukit Batok nearby amenities
- Price trends for 5-room resales in Bukit Batok and Skyline I @ Bukit Batok over the past 5 years
- Why are we seeing more larger units making all-time high sales?
Adjoined flat in Ang Mo Kio sold at S$1.3M, making it the most expensive hdb resale in town
The property responsible for this sale is part of the Yio Chu Kang Green project, located on Ang Mo Kio Avenue 5 in District 20, specifically at Block 611. This unit, located between the 10th and 12th floors, spans an impressive 1,916 sqft and was sold for S$1.3M, equating to S$678 per square foot (psf).
The project’s 99-year lease started in 1980, meaning it has only 55 years left, making it 44 years old. While not the oldest HDB resale in Singapore, it is the oldest resale in Ang Mo Kio to reach an all-time high.
This unit is an adjoined flat, which differs from your typical EXE in the fact that adjoined flats are created by homeowners combining two separate flats into a single property, usually featuring 4 or 5 bedrooms. You can create your own jumbo flat via HDB’s Conversion Scheme by combining two adjoining 3-room (or smaller) flats.
Check your affordability with 99.co’s affordability calculator!
2
2
2
2
2
2
2
2
2
2
2
2
3
2
2
2
2
2
3
2
Yio Chu Kang Green – Location focus
The Yio Chu Kang Green project has three MRT stations nearby: Lentor, Mayflower, and Yio Chu Kang MRT, all within a maximum of 4 minutes’ drive.
Daily conveniences are right at your doorstep, with a coffee shop and hawker centre directly opposite the block. For more extensive grocery shopping and dining options, Ang Mo Kio Central Market and Food Centre and Mayflower Market and Food Centre are both within a 6-minute drive. Shopping malls like AMK Hub are also nearby, with a six-minute drive, and Thomson Plaza within ten minutes.
Families will find the location particularly appealing due to the proximity of several educational institutions within 1 km, including CHIJ St. Nicholas Girls’ School, Anderson Primary School, Mayflower Primary School, Nanyang Polytechnic and Eunoia Junior College. These reputable schools make it an ideal location for families with young children.
For outdoor enthusiasts, there’s a neighbourhood park right opposite the building, perfect for a quick walk or jog. If you prefer larger parks, Bishan-Ang Mo Kio Park and Lower Peirce Reservoir Park, known for its scenic views and recreational facilities, is just a 6-minute and 8-minute drive away respectively.
Rather look at condos that will MOP this year? Have a read here: Upcoming Executive Condos (ECs) that will MOP in 2024 & 2025
Price trends of EXEs in Ang Mo Kio over the past 5 years
The S$678 psf of this property is slightly higher than the average psf of EXEs in Ang Mo Kio, which stands at S$659. Over the past year, the average psf in Ang Mo Kio has risen by 7.14%, despite only six such transactions so far this year. The S$1.3M sale from Yio Chu Kang Green is the only transaction from this project within the year.
Looking at a broader timeline, there’s been a significant 21.40% increase in the average psf over the last three years, and nearly a 50% rise over the past five years.
The first million-dollar 5-room resale in Bukit Batok
In another significant transaction, a 5-room HDB flat at Skyline I @ Bukit Batok has crossed the million-dollar mark. Located at Bukit Batok West Avenue 6 in District 23, Block 194A, this unit is on a high floor (between the 34th and 36th floors), which likely contributed to its high price. The unit spans 1,238 sqft and was sold for S$1M, translating to S$808 psf.
Despite being S$300K less than the S$1.3M Ang Mo Kio unit, the Bukit Batok unit’s psf is 16.09% higher. This can be attributed to its smaller size. However, the Skyline I @ Bukit Batok unit has a longer lease, with the 99-year lease starting in 2017, leaving 92 years remaining.
Looking for more HDB flats that MOP-ed recently? Check out our article here: Full list of BTO projects hitting MOP in 2024/2025 & Our top picks near the MRT
3
2
3
2
3
2
Skyline I @ Bukit Batok nearby amenities
Skyline I @ Bukit Batok is conveniently located within a 7-10 minute walk to Bukit Batok MRT station, providing direct access to the North-South Line. For those who rely on buses, there are multiple bus stops in the vicinity, providing a variety of transportation options.
Bukit Batok Central is a bustling hub that caters to a wide range of daily needs. Here, you will find an array of shops, eateries, and supermarkets such as NTUC Fairprice and Giant, all within easy reach. For more extensive shopping and entertainment options, West Mall is 4-mins drive away, offering a diverse selection of retail stores, dining venues, and entertainment facilities. Additionally, the Bukit Batok Central Hawker Centre, just a 5 minute drive away provides residents a range of local food choices.
Looking for a property close to an MRT station of your choice? Check out 99.co’s MRT map here.
For families with children, the location is ideal due to the proximity to several reputable primary schools. Within 1 km, you will find Princess Elizabeth Primary School, Bukit View Primary School, and Yuhua Primary School, making school commutes quick and easy.
Nature enthusiasts will appreciate the nearby Bukit Batok Nature Park, which offers a serene environment for outdoor activities. The park is perfect for those who enjoy jogging, walking, or simply relaxing amidst nature.
The only downside to this project? It’s located adjacent to the PIE expressway. This proximity can result in noise during peak hours and potential dust issues.
Price trends for 5-room resales in Bukit Batok and Skyline I @ Bukit Batok over the past 5 years
The average psf for 5+ room units in Bukit Batok in 2024 is S$598, considerably lower than the S$758 average psf for similar units at Skyline I @ Bukit Batok, translating to a 26.76% difference. Among these, Bukit Batok has seen 196 such sales, while Skyline has only seen four, which may explain the higher psf.
In the past year alone, Skyline’s average psf rose by 5.54%, contrasting with the 2.63% drop in Bukit Batok 5-room units. Over the past five years, Skyline has seen a 20.34% increase in psf, while Bukit Batok 5-room resales have experienced a higher 24.55% climb.
Why are we seeing more larger units making all-time high sales?
There could be a number of reasons why this is becoming an increasing trend. One significant factor is changing family dynamics. As families grow or evolve, there is a greater need for more spacious living areas. Many buyers are seeking 4-room and 5-room flats to accommodate multi-generational living arrangements or to provide more room for children.
Additionally, the COVID-19 pandemic has led to a shift in work culture, with many individuals now working from home. This change has increased the demand for larger units that can accommodate home offices or additional living space for family members.
Furthermore, larger HDB units tend to offer better resale value and rental potential. Investors are increasingly drawn to these bigger flats as they can attract higher rental yields and appeal to a broader range of tenants, including families. This combination of factors is driving the trend of all-time high sales for larger HDB units.
Are you looking for larger HDB units as well? Explore your options here – lowest price at S$625k!
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.
Looking to sell your property?
Whether your HDB apartment is reaching the end of its Minimum Occupation Period (MOP) or your condo has crossed its Seller Stamp Duty (SSD) window, it is always good to know how much you can potentially gain if you were to list and sell your property. Not only that, you’ll also need to know whether your gains would allow you to right-size to the dream home in the neighbourhood you and your family have been eyeing.
One easy way is to send us a request for a credible and trusted property consultant to reach out to you.
Alternatively, you can jump onto 99.co’s Property Value Tool to get an estimate for free.
If you’re looking for your dream home, be it as a first-time or seasoned homebuyer or seller – say, to upgrade or right-size – you will find it on Singapore’s fastest-growing property portal 99.co.
Meanwhile, if you have an interesting property-related story to share with us, drop us a message here — and we’ll review it and get back to you.
Join our social media communities!
Facebook | Instagram | TikTok | Telegram | YouTube | Twitter
